CC Resolution 1988-039^!6 189
CITY COUNCIL RESOLUTION NO. 88-39
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA,
ANNOUNCING FINDINGS CONFIRMING THE
ENVIRONMENTAL ANALYSIS AND GRANTING
APPROVAL OF TENTATIVE TRACT NO. 22982
TO ALLOW THE CREATION OF A
SINGLE-FAMILY LOT SUBDIVISION.
CASE NO. TT 22982 LA QUINTA ASSOCIATES
a)
ID WHEREAS, the Planning Commission of the City of La
Cr) Quinta, California, did, on the 24th day of May, 1988, hold a
duly-noticed Public Hearing recommending confirmation of the
0 environmental analysis and approval of the request of La Quinta
Associates to subdivide 38+ acres into single-family
development lots for sale, generally located at the southeast
corner of Fred Waring Drive and Dune Palms Road, more
particularly described as:
A PORTION OF THE NORTHWEST QUARTER
OF THE NORTHEAST QUARTER OF SECTION
20, TOWNSHIP 5 SOUTH, RANGE 7 EAST,
SAN BERNARDINO BASE AND MERIDIAN;
WHEREAS, the City Council of the City of La Quinta,
California, did, on the 7th day of June, 1988, hold a
duly-noticed Public Hearing to consider the Applicant's request
and recommendation of the Planning Commission concerning the
environmental analysis and Tentative Tract Map No. 22982; and,
WHEREAS, said tentative map has complied with the
requirements of The Rules to Implement the California
Environmental Quality Act of 1970" County of Riverside,
Resolution No. 82-213, adopted by reference in City of La
Quinta Ordinance No. 5), in that the Planning Director
conducted an initial study, and has determined that the
proposed tentative tract will not have a significant adverse
impact on the environment; and,
WHEREAS, at said Public Hearing, 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
tentative tract map:
1. That Tentative Tract No. 22982, as conditionally
approved, is generally consistent with the goals,
policies and intent of the La Quinta General Plan
for land use density, unit type, circulation
requirements, R-1 zoning district development
standards, and design requirements of the
Subdivision Ordinance.
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2. That the subject site has a rolling topography
because of the sand dunes, with the overall slope
going from the northwest to the northeast corner of
the property. The proposed circulation design and
single-family lot layouts, as conditioned, are,
therefore, suitable for the proposed land division.
3. That the design of Tentative Tract Map No. 22982
may cause substantial environmental damage or
injury to the wildlife habitat of the Coachella
Valley Fringe-Toed Lizard, but mitigation measures
in the form of fees for a new habitat area will
lessen this impact.
4. That the design of the subdivision, as
conditionally approved, will be developed with
public sewers and water, and, therefore, is not
likely to cause serious public health problems.
5. That the design of Tentative Tract Map No. 22982
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.
6. That the proposed Tentative Tract No. 22982, as
conditioned, provides for adequate maintenance of
the landscape buffer areas.
7. That the proposed Tentative Tract No. 22982, as
conditioned, provides storm water retention, park
facilities, and noise mitigation.
8. That general impacts from the proposed tract were
considered within the MEA prepared and adopted in
conjunction with the La Quinta General Plan.
WHEREAS, in the review of this Tentative Tract Map,
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 fiscal 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;
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^!6 191
2. That it does hereby conf irm the conclusion of
Environmental Assessment No. 88-091 relative to the
environmental concerns of this tentative tract;
3. That it does hereby approve the subject Tentative
Tract Map No. 22982 for the reasons set forth in
this Resolution and subject to the attached
conditions, labeled as Exhibit A.
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta City Council, held on this 7th day of June,
0) 1988, by the following vote, to wit:
1) AYES: Council Members Bohnenberger, Pena, Sniff, Cox, Mayor Hoyle
cy) NOES: None
ABSENT: None
m ABSTAIN: None
WILLIAM R. HOYLE, Mayor
City of La Quinta, California
*
City of La Quinta, California
APPROVED AS TO FORM:
B RRY BR DT, City Attorney
City of *a Quinta, California
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^!6 CITY COUNCIL RESOLUTION NO. 88-39 EXHIBIT A"
CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO. 22982
JUNE 7, 1988
GENERAL
1. Tentative Tract Map No. 22982 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.
U)
* 2. This tentative tract map approval shall expire two years
C*) after the effective date of approval by the La Quinta
City Council unless approved for extension pursuant to
m the City of La Quinta Land Division Ordinance.
* 3. Tract phasing plans, including phasing of public
improvements, shall be submitted for review and approval
by the Public Works Department and the Planning and
Development Department.
4. Prior to the issuance of a building permit for
construction of any building or use contemplated by this
approval, the Applicant shall obtain permits and/or
clearances from the following public agencies:
o City Fire Marshal
o City of La Quinta Public Works Department
o Planning and Development Department, Planning
Division
o Coachella Valley Water District
o Desert Sands Unified School District
o Imperial Irrigation District
Evidence of said permits or clearances from the
above-mentioned agencies shall be presented to the
Building Division at the time of the application for a
building permit for the use contemplated herewith.
GRADING AND DRAINAGE
5. The Applicant shall submit a grading plan that is
prepared by a registered civil engineer who will be
required to supervise the grading and drainage
improvement construction and to certify that the
constructed conditions at the rough grade stage are as
per the approved plans and grading permit. This is
required prior to issuance of building permits.
Certification at the final grade stage and verification
of pad elevations is also required prior to final
approval of grading construction.
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^!66. A thorough preliminary engineering geological and soils
engineering investigation shall be done and the report
submitted for review along with the grading plan. The
report's 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.
7. Drainage disposal facilities shall be provided as
required by the Public Works Director. Drainage
facilities shall be capable of retaining 100-year storm
flows on-site.
TRAFFIC AND CIRCULATION
8. Applicant shall comply with the following requirements of
the Public Works Department:
a. The Applicant shall dedicate all necessary public
street and utility easements as required, including
all corner cutbacks.
b. The Applicant shall construct street improvements
to the requirements of the City Engineer and the La
Quinta Municipal Code, as follows:
1) Fred Waring Drive shall be constructed to
City standards for a 120-foot right-of-way
width Major Arterial), with an 18-foot
raised median island, eight-foot sidewalk,
and two-percent cross slope to centerline
plus joins.
2) Dune Palms Road shall be constructed to City
standards for an 88-foot right-of-way width
secondary Arterial), with a curb-to-curb
width of 64 feet, with a five-foot sidewalk
and two-percent cross slope to centerline
plus joins. Dune Palms Road shall be
designed for ultimate grade from Fred Waring
Drive to Miles Avenue, and constructed
adjacent to Tract 22982, and as necessary for
reasonable transitions and surface drainage
requirements.
3) The interior public street system shall be
designed as per the approved Exhibit A" for
TT 22982, with a six-foot sidewalk and
two-percent slope. Cul-de-sacs shall be
designed for a 56-foot right-of-way and a
minimum 50-foot right-of-way turnaround
radius. Any variations in the approved
street system design sections shall be
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^!6 subject to review and approval of the Public
Works Department and in accordance with City
standards
REVISED CITY ENGINEER RECOMMENDATION:
3) The interior public street system shall be
designed pursuant to the approved Exhibit A
tract map) for TT 22982, with a six-foot
sidewalk and two-percent slope. Cul-de-sacs,
including turnaround, and the one loop street
shall be designed for a 50-foot right-of-way
with 3*-foot width curb-to-curb. The
cul-de-sac turnaround shall be per City
a) standards. Any variations in the approved
ID street system design sections shall be
CT) subject to review and approval by the Public
Works Department.
m c. The Applicant shall submit street improvement plans
that are prepared by a registered civil engineer.
Street improvements, including traffic signs and
markings and raised median islands if required by
the City General Plan), shall conform to City
standards as determined by the City Engineer and
adopted by the La Quinta Municipal Code three-inch
AC over four-inch Class 2 Base minimum for
residential streets).
d. All utilities will be installed and trenches
compacted to City standards prior to construction
of any streets. The soils engineer shall provide
the necessary compaction test reports for review by
the City Engineer, as may be required.
9. The Applicant shall pay a proportionate share of all fees
necessary for signalization costs at the corner of Fred
Waring Drive and Dune Palms Road, as determined by the
City Engineer.
10. An encroachment permit for work in any abutting local
jurisdiction shall be secured prior to constructing or
joining improvements i.e., County of Riverside).
11. A temporary road access may be provided off Fred Waring
Drive through to road J". This access shall be
terminated upon the completion of model complex use or at
the end of two years, whichever occurs first. Prior to
expiration, the Applicant/Developer may request extension
from the Planning Commission for continued use of the
temporary access. Primary access to the project will be
off Dune Palms Road.
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^!612. If the temporary road access from Fred Waring is closed
before a secondary access to the east or south of the
project is established, a temporary secondary access
shall be provided through Lot 7 to Dune Palms Road. This
temporary access will be terminated once a secondary
access point has been established to the east or south of
the project. A note in this regard shall be placed on
Lot 7 as part of the final map recordation process.)
13. A temporary cul-de-sac, as approved by the City Engineer,
will be required at the termination point of either of
the streets shown as Lot 11C' or Lot F'*. The remaining
termination point shall be barricaded to the satisfaction
of the Public Works Department.
14. Applicant shall dedicate, with recordation of the tract
map, access rights to Fred Waring Drive and Dune Palms
Road, for all individual parcels which front or back-up
to those rights-of-way.
TRACT DESIGN
15. A minimum 20-foot landscaped setback shall be required
along Fred Waring Drive; a minimum 10-foot setback along
Dune Palms Road. Design of the setbacks shall be
approved by the Planning and Development Department.
Setbacks shall be measured from ultimate right-of-way
lines.
a. The minimum setbacks may be modified to an
average11 if a meandering or curvilinear wall
design is used.
b. Setback areas shall be established as a separate
common lot and be maintained as set forth in
Condition No. 27, unless an alternate method is
approved by the Planning and Development Department.
16. The Applicant shall submit complete detail architectural
elevations for all units, for Planning Commission review
and approval as a Business Item. The architectural
standards shall be included as part of the C.C. & Rs.
17. Any lots within 150 feet of the ultimate right-of-ways of
Fred Waring Drive or Dune Palms Road shall be limited to
one story, not to exceed 20 feet in height.
18. The tract layout shall comply with all the R-1 zoning
requirements, including minimum lot size and minimum
average depth of a lot. The minimum lot size to be
recorded in a final map shall be 8,000 square feet.
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^!6 PUBLIC SERVICES AND UTILITIES
19. The Applicant shall comply with the requirements of the
City Fire Marshal.
20. The Applicant shall comply with all requirements of the
Coachella Valley Water District. Any necessary parcels
for district facility expansion shall be shown on the
final map and conveyed to the Coachella Valley Water
District, in accordance with the Subdivision Map Act.
WALLS, FENCING, SCREENING AND LANDSCAPING
0) 21. Prior to issuance of any grading permits, the Applicant
Ii) shall submit to the Planning and Development Department
an interim landscape program for the entire tract, which
shall be for the purpose of wind erosion and dust control.
22. Prior to final map approval, the Applicant shall submit
to the Planning Division for review and approval a plan
or plans) showing the following:
a. Landscaping, including plant types, sizes, spacing
locations, and irrigation system for all landscape
buffer areas. Desert or native plant specie* and
drought resistant planting materials shall be
incorporated into the landscape plan.
b. Location and design detail of any proposed and/or
required walls.
C. Exterior lighting plan, emphasizing minimization of
light and glare impacts to surrounding properties.
23. Prior to final map approval, the Applicant shall submit
criteria to be used for landscaping of all individual lot
front yards. At a minimum, the criteria shall provide
for two trees and an irrigation system.
MISCELLANEOUS
24. Provisions shall be made to comply with the terms and
requirements of the City's adopted Infrastructure Fee
Program in effect at the time of issuance of building
permits.
25. Prior to final map approval by the City Council, the
Applicant shall submit a proposal to the Planning
Commission, for recommendation to the City Council, for
meeting parkland dedication requirements as set forth in
Section 13.24.030, La Quinta Municipal Code. The
proposal for dedication, fee-in-lieu, or combination
thereof shall be based upon a dedication requirement of
1.26 acres, as determined in accordance with said Section.
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^!626. A noise study shall be prepared by a qualified acoustical
engineer, to be submitted to the Planning and Development
Department for review and approval prior to final map
approval. The study shall concentrate on noise impacts
on the tract from perimeter arterial streets, and
recommend alternative mitigation techniques.
Recommendations of the study shall be incorporated into
the tract design. The study shall consider use of
building setbacks, engineering design, building
orientation, noise barriers berming and landscaping,
etc.), and other techniques so as to avoid the isolated
appearance given by walled developments.
27. The subdivider shall make provisions for maintenance of
all landscape buffer and storm water retention areas via
one of the following methods prior to final map approval:
a. Subdivider shall consent to the formation of a
maintenance district under Chapter 26 of the
Improvement Act of 1911 Streets & Highways Code,
Section 5820 et seq.) or the Lighting and
Landscaping Act of 1972 Streets & Highway Code
22600 et seq.) to implement maintenance of all
improved landscape buffer and storm water retention
areas. It is understood and agreed that the
developer/Applicant shall pay all costs of
maintenance for said improved areas until such time
as tax revenues are received from assessment of the
real property.
b. The Applicant shall submit to the Planning and
Development Department a Management and Maintenance
Agreement, to be entered into with the unit/lot
owners of this land division, in order to insure
common areas and facilities will be maintained. A
homeowner's association shall be created with the
unqualified right to assess the owners of the
individual units for reasonable maintenance costs.
The association shall have the right to lien the
property of any owners who default in the payment
of their assessments.
The common facilities to be maintained are as
follows:
1) Storm water retention system.
2) Twenty-foot perimeter parkway lot along Fred
Waring Drive.
3) Ten-foot perimeter parkway lot along Dune
Palms Road.
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^!6 28. The Applicant acknowledges that the City is considering a
City-Wide Landscape and Lighting District and, by
recording a subdivision map, agrees to be included in the
District. Any assessments will be done on a benefit
basis, as required by law.
29. The developer shall retain a qualified archaeologist
immediately upon discovery of any archaeological remains
or artifacts and employ appropriate mitigation measures
during project development.
30. Prior to recordation of a final map, the Applicant shall
pay the required mitigation fees for the Coachella Valley
a) Fringe-Toed Lizard Habitat Conversion Program, as adopted
Lf) by the City, in the amount of $600 per acre of disturbed
Cr) land.
31. 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 advertising/construction signs
32. The Developer of this subdivision of land 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.
33. The Applicant shall revise the Tentative Tract Map
pursuant to the Conditions of Approval, and submit the
appropriate number of copies for Planning Commission
review and acceptance. The matter shall be addressed as
a Business Item on the Planning Commission Agenda.
34. The approval herein contemplated by the City Council is
related to Change of Zone No. 87-030, and no final map of
the proposed subdivision shall be recorded prior to the
effective date of an ordinance changing the official
zoning classification of the subject property to R-1.
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