CC Resolution 1990-089#= CITY COUNCIL RESOLUTION 90-89
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA
QUINTA, CALIFORNIA, ANNOUNCING FINDINGS, CONflRMING
THE ENVIRON**TAL ANALYSIS AND APPROVING TENTATIVE
TRACT 26148, TO ALLOW THE CREATION OF A LAND SALES
SUBDIVISION ON A 14 ACRE SITE.
CASE NO. TT 26148 AMCOR REALTY FUND III
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 13th day of November, 1990, hold a duly noticed Public Hearing to
consider the request of Amcor Reality Fund III to subdivide 14 acres into single
family development lots for sale, generally located on the southeast corner of
Washington Street and 50th Avenue, more particularly described as:
PARCEL 1, DESERT CLUB MANOR TRACT NO.2, ON FILE
IN BOOK 23, PAGE 99 OF MAPS, RIVERSIDE COUNTY
RECORDS
WHEREAS, the City Council of the City of La Quinta, did, on the 4th
day of December, 1990, 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 26148; and,
WHEREAS, said Tentative Map has complied with the requirements of
11The R*es to Implement the California Environmental Quality Act of 1970" County
of Riverside, Resolution 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, mitigation of various physical impacts have been identified
and incorporated into the approval conditions for Tentative Tract 26148, thereby
requiring that monitoring of those mitigation measures be undertaken to assure
compliance with them; 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 recommendation for approval
of said Tentative Tract Map:
1. That Tentative Tract 26148, 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, SR 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 east central area being the lowest part of the site. 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 26148 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 ca'ise
serious public health problems.
5. That the design of Tentative Tract Map 26148 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 26148, as conditioned, provides for
adequate maintenance of the landscape buffer areas.
7. That the proposed Tentative Tract 26148, 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 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 Q*nta 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 constitute the findings of the Council
in this case;
2. That it does hereby confirm the conclusion of Environmental Analysis 90-181
relative to the environmental concerns of this Tentative Tract;
3. That it does hereby approve Tentative Tract 26148 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 Cou*cil, held on this 4th day of December, 1990, by the following vote,
to wit:
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#=AYES: Council Members Bohnenberger, Franklin, Rushworth, Sniff
and Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
City of La Quinta, California
AUNDRA L. JUHOL City Clerk
City of La Quinta, California
APPROVED AS TO FORM
*!IA*/ *WL,*tA*
DAWN HONEYWEL ttorney
City of La Quinta, California
City of La Quinta, California
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#=CITY COUNCIL RESOLUTION 90-89
CONDITIONS OF APPROVAL RECOMMENDATION
TENTATIVE TRACT 26148
DECEM*ER 4, 1990
A. GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map No. 26148 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 Tentative Tract Map approval shall expire two
years after the original date of approval by the La
Quinta City Council unless approved for extension
pursuant to the City of La Quinta Land Division
Ordinance.
3. The City shall retain a qualified archaeologist,
with the Developer to pay costs, to prepare a
mitigation and monitoring plan for artifact
location and recovery. Prior archaeological
studies for this site as well as other unrecorded
information, shall be analyzed prior to the
preparation of the plan.
The plan shall be submitted to the Coachella valley
Archaeological Society CVAS) for a two-week review
and comment period. At a minimum, the plan shall:
1) identify the means for digging test pits; 2)
allow sharing the information with the CVAS; and 3)
provide for further testing if the preliminary
result show significant materials are present.
The final plan shall be submitted to the Planning
and Development Department for final review and
approval.
Prior to the issuance of a Grading Permit, the
Developer shall have retained a qualified cultural
resources management firm and completed the testing
and data recovery as noted in the plan. The
management firm shall monitor the grading activity
as required by the plan or testing results.
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#= A list of the qualified archaeological monitor(s),
cultural resources management firm employees, and
any assistant(s)/representative(s), shall be
submitted to the Planning and Development
Department. The list shall provide the current
address and phone number for each monitor. The
designated monitors may be changed from time to
time, but no such change shall be effective unless
served by registered or certified mail on the
Planning and Development Department.
The designated monitors or their authorized
representatives shall have the authority to
temporarily divert, redirect or halt grading
activity to allow recovery of resources. In the
event of discovery or recognition of any human
remains, there shall be no further grading,
excavation or disturbance of the site or any nearby
area reasonably suspected to overlie adjacent human
remains until appropriate mitigation measures are
completed.
Upon completion of the data recovery, the developer
shall cause three copies of the final report
containing the data analysis to be prepared and
published and submitted to the Planning and
Development Department.
4. 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.
5. The Applicant shall comply with the requirements of
Sunline Transit.
Traffic and Circulation
6. Applicant shall dedicate right-of-way for public
streets as follows:
a. Washington Street: half street 60-feet)
right-of-way for 120-foot wide Major Arterial
Street.
b. 50th Avenue: half street 50-feet)
right-of-way for 100-foot wide Primary
Arterial Street.
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#= C. On-site public streets full street
60-feet) right-of-way for a local street per
General Plan, plus corner cut-backs at
intersections, plus suitable right-of-way
geometric for knuckle" turns as required by
the City Engineer.
7. The Applicant shall construct, or enter into
agreement to construct, street improvementsfor the
following streets to the requirements of the City
Engineer and the La Quinta Municipal Code including
all appurtenant conforms and amenities prior to
approval of the final map.
a. On-site public streets: 40-foot wide
street improvements per Riverside County
Standard Drawing No. 104.
b. Washington Street: half street
improvements per Riverside County Standard
Drawing No. 100 B with 18-foot wide median
plus sidewalk and all appurtenant
improvements.
c. 50th Avenue: 50th Avenue, from Washington
Street to the east side of the Evacuation
Channel: three-quarter street improvements
per Riverside County Standard Drawing 100
with 12-foot wide median and sidewalk and all
appurtenant improvements.
8. Applicant shall dedicate the Washington Sti*Ct
right-of-way within sixty 60) days after tentative
map approval.
9. The Applicant shall amend the tentative tract map
to eliminate the portion of F" Street extending
from B" Street to Saguaro Drive.
B. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP
APPROVAL
10. Prior to final map approval by the City Council,
the Applicant shall meet the parkland dedication
requirements as set forth in Section 13.24.030, La
Quinta Municipal Code by paying parkland
fees-in-lieu of parkland in accordance with said
Section.
11. A noise study shall be prepared by a cualified
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.
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#= 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.
12. 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.
13. Applicant shall form a homeowners association to
fund and maintain:
a. Perimeter Landscaping areas
b. Retention basin
c. A portion of right-of-way and remnant parcels
within the subdivision that are not
contiguous to a buildable lot. The developer
may elect to redesign the tract in a manner
that eliminates these unmaintained areas.
Grading and Drainage
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 Applicant shall retain a California registered
civil engineer, or designate one who is on the
Applicant's staff, to exercise sufficient
supervision and quality control during construction
of the tract grading and improvements to insure
compliance with the plans, specifications,
applicable codes, and ordinances. The engineer
retained or designated by the Applicant and charged
with the compliance responsibility shall make the
following certifications upon completion of
construction:
a. All grading and improvements were properly
monitored by qualified personnel during
construction for compliance with the plans,
specifications, applicable codes, and
ordinances and thereby certify the grading to
be in full compliance with those documents.
b. The finished building pad elevations conform
with the approved grading plans.
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#= 16. The tract shall be designed and graded in a manner
so the difference in building pad elevations
between contiguous lots that share a co*on 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 the 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.
17. The Applicant shall submit a copy of the proposed
grading, landscaping, and irrigation plans to
coachella Valley Water District for review and
comment with respect to CVWD's water management
program.
18. A thorough preliminary engineering geological and
soils engineering investigation shall be conducted
with a 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.
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.
19. Any earthwork on contiguous properties requires a
written authorization from the owner(s) slope
easement) in a form acceptable to the City Engineer.
20. The Applicant shall show all existing utility
facilities on the final map including CVWD sewer
lines.
21. Storm water run-off produced in 24 hours by a
100-year storm shall be retained:
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#= a. An site in landscaped retention basin(s)
designed for a maximum water depth not to
exceed six feet. The basin slopes shall not
exceed 3:1. 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.
b. By subterrain drainage structures collecting
and transporting storm water to the La Quinta
Evacuation Channel. The outfall structure at
the Channel shall be constructed per CVWD
requirements.
22. Developer shall provide drainage improvements on
east side of Washington Street and on-site as
required by the City Engineer to accept nuisance
water from the west side of Washington Street and
transport it to the La Quinta Evacuation Channel.
23. Drainage disposal facilities shall be provided as
required by the City Engineer. The Applicant shall
comply with the provisions of the City Master Plan
of Drainage, including payment of any drainage fees
required therewith.
Traffic and Circulation
24. 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 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). Street design shall
take into account the soil strength, the
anticipated traffic loading and street design
life.
c. Street name signs shall be furnished and
installed by the Developer in accordance with
City standards.
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#= 25. Applicant shall dedicate, with recordation of the
tract map, access rights to Washington Avenue and
50th Avenue for all individual parcels which front
or back-up to those rights-of-way.
26. Improvement plans for the entry streets shall be
submitted to the City Engineer and Fire Department
for review/approval prior to final map approval.
Tract Design
27. A minimum 20-foot landscaped setback shall be
provided along Washington Street and 50th Avenue
respectively. 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
average" 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. 12, unless an
alternate method is approved by the planning
and Development Department.
28. The tract layout shall comply with all the SR
zoning requirements, including minimum lot size
7200 sq. ft.) excepting for procedure for
submittal and approval of unit elevations. The
latter shall be processed in accordance with
condition *39.
Walls. Fencing, Screening, and Landscaping
29. Prior to issuance of any grading permits, the
Applicant 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. The land
owner shall institute blowsand and dust control
measures during the grading and site development.
These shall include but not be limited to:
a. The use of irrigation during any construction
activities;
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#= b. Planting of cover crop or vegetation upon
previously graded but undeveloped portions of
the site; and
C. Provision of wind breaks or wind rows,
fencing, and/or landscaping to reduce the
effects upon adjacent properties and property
owners. The land owner shall comply with
requirements of the Director of Public Works
and Planning and Development. All
construction and graded areas shall be
watered at least twice daily while being used
to prevent the emission of dust and blowsand.
30. Graded but undeveloped land shall be maintained in
a condition so as to prevent a dust and blowsand
nuisance and shall be either planted with interim
landscaping or provided with other wind and water
erosion control measures as approved by the
Planning and Development and Public Works
Departments.
31. Prior to final map approval, the Applicant shall
submit to the Planning Division for review and
approval a preliminary plan or plans) showing the
following:
a. Landscaping, including plant types, sizes,
spacing, locations, and irrigation system for
all landscape buffer areas including portions
of right-of-way and remnant parcels within
the subdivision that are not contiguous to a
buildable lot. Desert or native plant
species and drought resistant planting
materials shall be incorporated into the
landscape plan. No lawn and only emitter or
bubbler irrigation shall be allowed in area
between curb and sidewalk.
b. Location of the meandering sidewalk along
Washington Street and 50th Avenue. Note this
sidewalk shall meander within both the
landscape buffer and the parkway area. The
Applicant shall comply with the requirements
of the Washington Street Specific Plan SP
86-007).
c. Location and design detail of any proposed
and/or required walls.
d. Exterior lighting plan, emphasizing
minimization of light and glare impacts to
surrounding properties.
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#= e. Landscaping of retention basin, i.e., grass
with accent trees and an irrigation system.
32. Prior to final map approval, the subdivider shall
submit criteria to be used for landscaping of all
individual lot front yards. At a minimum, the
criteria shall provide for shrubs, two trees five
trees on a corner) and an irrigation system.
C. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE
ISSUANCE OF BUILDING PERMITS
33. 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 th* application
for a building permit for the use contemplated
herewith.
34. 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.
35. The maximum building height of structures in this
tract shall be limited to seventeen feet or one
story in height, whichever is less.
36. 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.
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#=
37. The Developer shall construct landscaping and
irrigation systems for drainage retention basin(s)
and perimeter areas and other areas indicated in
Condition *12. The Developer shall maintain the
above areas in accordance with Condition #12.
38. Prior to the issuance of a grading permit, the
Applicant shall prepare and submit a written report
to the Planning and Development Director
demonstrating compliance with those conditions of
approval and mitigation measures of TT 26148 and EA
90-181, which must be satisfied prior to the
issuance of a grading permit. Prior to the
issuance of a building permit, the Applicant shall
prepare and submit a written report to the Planning
and Development Director demonstrating compliance
with those conditions of approval and mitigation
measures of EA 90-181 and TT 26148 which must be
satisfied prior to the issuance of a building
permit. Prior to final building inspection
approval, the Applicant shall prepare and submit a
written report to the Planning and Development
Director demonstrating compliance with all
remaining conditions of approval and mitigations
measures of EA 90-181 and TT 26148. The Planning
and Development Director may require inspection or
other monitoring to assure such compliance.
39. The Applicant shall submit complete detail
architectural elevations for all units, for the
Design Review Board and Planning Commission review
and approval as a Business Item prior to building
permit issuance. The architectural standards shall
be included as part of the CC & Rs. The latter
shall be submitted to the Planning & Development
Department for review. Consideration shall be
given to providing shade protection over glass
areas through architecture of building
40. The Developer will be required to construct the
following prior to final inspection of housing
units on affected lots.
a. Masonry wall along the east side of Lots 1,
31, 32, and 54. These walls shall all
comprise the same or similar materials and
wall design. This requirement is to ensure
that a cohesive and uniform image is provided
of the eastern side of TT 26148 for viewers
traveling west on 50th Avenue.
b. A masonry wall along the north and east side
of the retention basin lot.
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#= C. A six foot high masonry wall along the
northern boundary of the project. The height
of this wall shall be measured from the
height of the existing and estimated proposed
pad levels of lots on the south side of
Saguaro Drive. Existing sections of wall
along this property boundary built by
homeowners shall remain and not be
duplicated. In the situation where a wooden
fence has been constructed along the rear of
a property bordering the north side of TT
26148, permission shall be obtained from the
property owners in question before
construction of that wall segment takes place.
Traffic and Circulation
41. Prior to the final building inspection of the 30th
unit two publicly maintained roads shall be
provided connecting this subdivision to Washington
Street and 50th Avenue.
Public Services and Utilities
42. 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.
43. All on-site and off-site utilities including any
existing utility poles shall be installed
underground and trenches compacted to City
standards prior to construction of any street
improvements. The soils engineer retained by the
Applicant shall provide the necessary certified
compaction test reports for review by the City
Engineer, as may be required.
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