CC Resolution 1991-020^">/ CITY COUNCIL RESOLUTION 91-20
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, CONFIRMING THE
ENVIRONMENTAL ANALYSIS AND APPROVING
TENTATIVE TRACT 26188 TO ALLOW THE CREATION OF
A LAND SALES SUBDIVISION ON A +10 ACRE SITE
CASE NO. TT 26188 SANTA ROSA DEVELOPERS, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California did,
on the 12th day of February, 1991, hold a duly-noticed Public Hearing to consider
the request of Santa Rosa Developers to subdivide +10 acres into 39 single family
development lots for sale, generally located south of*Miles Avenue, 660 feet east of
Adams Street, more particularly described as:
THE NORTHEAST 114 OF THE NORTHWEST 1/4 OF THE
NORTHWEST 114 OF SECTION 20, T.5.S., R.7.E., SAN
BERNARDINO BASE AND MERIDIAN.
WHEREAS, the City Council of the City of La Quinta, did on the 5th day of
March, 1991, 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 26188; and,
WHEREAS, said Tentative Map has compiled with the requirements of The
Rules to Implement the California Environmental Quality Act of 1970" County of
Riverside, Resolution 82-213, adopted by reference in City of La Quinta Ordinance
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 26188, thereby
requiring that monitoring of those mitigation measures be undertaken to assure
compliance with them; and,
WHEREAS, at said Pubilc 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 approval of said Tentative Tract Map:
1. That Tentative Tract 26188, 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.
2. That the subject site has a rolling topography because of the sand dunes with
the southeast 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.
*socc. 008 1
BIB]
07-30-1998-U01
08:49:16AM-U01
ADMIN-U01
CCRES-U02
91-20-U02
^">/3. That the design of Tentative Tract 26188 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 pubUc health problems.
5. That the design of Tentative Tract 26188 will not conllict 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 26188, as conditioned, provides storm
water retention, park facilities, and noise mitigation.
7. 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;
2. That it does hereby confirm the conclusion of Environmental Assessment 90-
184 relative to the environmental concerns of this Tentative Tract;
3. That it does hereby approve the subject Tentative Tract Map 26188 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 Quiuta City
Council held on this 5th day of March, 1991, by the following vote, to wit:
AYES: *)1nci1 Members Bohnenberger, Franklin1 Rushworth,
Sniff & Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
City of La Quinta, California
RESOCC. 008 2
BIB]
07-30-1998-U01
08:49:16AM-U01
ADMIN-U01
CCRES-U02
91-20-U02
^">/ ATTEST:
**DRAL*OLA, *y Clerk
City of La Quinta, California
APPROVED AS TO FORM
DAw*(ONEYwELL City Attorney
City of La Quinta, Californla
RESOCC. 008 3
BIB]
07-30-1998-U01
08:49:16AM-U01
ADMIN-U01
CCRES-U02
91-20-U02
^">/ CITY COUNCIL RESOLUTION 91- 20
CONDITIONS OF APPROVAL RECOMMENDED
TENTATIVE TRACT MAP 26188
MARCH 5, 1991
A. GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map No. 26198 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 Applicant acknowledges that the City has formed
a City-wide Landscape and Lighting District and, by
recording a subdivision map, agrees to be included
in the District and to offer for dedication such
easements as may be required for the maintenance
and operation of related facilities. Any
assessments will be done on a benefit basis, as
required by law.
4. 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 comitient 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.
CS/CONAPRVL.013 1
BIB]
07-30-1998-U01
08:49:16AM-U01
ADMIN-U01
CCRES-U02
91-20-U02
^">/Conditions of Approval TT 26188 March 5, 1991
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.
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 ad*acent 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.
5. 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.
6. On the basis of the Applicant's land mass in terms
of size, shape, and location, it has been
determined that the Applicant shall pay a
fair-share portion of the following improvements:
a. Miles Avenue: 50% of the street and landscape
setback lot improvements as required by the
General Plan for the south half of the street
for a distance of 1320 feet.
cs/CONAPRVL.013 2
BIB]
07-30-1998-U01
08:49:16AM-U01
ADMIN-U01
CCRES-U02
91-20-U02
^">/ Conditions of Approval TT 26188 March 5, 1991
b. Miles Avenue at Adams Street: 6.25% of the
cost to design and construct traffic signals
at this intersection. The signals will be
installed by the City when traffic conditions
warrant installation.
7. The 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. Right of way geometrics for cul-de-sacs,
knuckle turns, and corner cut-backs shall
conform with Riverside County Standard
Drawings #800, #801, and #805 respectively
unless otherwise approved by the City
Engineer.
b. Miles Avenue primary Arterial, 55-foot half
width;
c. B" and C" streets Local Street, 60-foot
full width.
d. A" street Cul-de-sac, 50-foot full width;
8. The 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 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 *oined
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
CS/CONAPRVL.013 3
BIB]
07-30-1998-U01
08:49:16AM-U01
ADMIN-U01
CCRES-U02
91-20-U02
^">/Conditions of Approval TT 26188 March 5, 1991
standards and practices. This includes tapered
off-site street transitions that extend beyond
tract boundaries and join the widened and unwidened
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. B" and C" streets full width Local Street,
40 feet wide, refer to
std Dwg #105;
2. A" street full width Local Street
cul-de-sac, 36 feet wide, refer
to Std Dwg #800
B. OFF-SITE STREETS
1. Miles Avenue From 660 feet east of Adams
Street). Install half width Primary Arterial
86' width improvement option), bond for half
of raised median, refer to Std Dwg *ioo.
9. In the event that any requirement or condition of a
future Subdivision Improvement Agreement for this
tentative tract is inconsistent with or fails to
include conditions originally required in the
tentative tract map for this subdivision, the
conditions in the original tentative tract map
subdivision approval shall remain in effect and
shall control.
10. Applicant shall submit proposed street names with
alternatives to the Planning & Development
Department for approval prior to final map
approval. Street name signs shall be furnished and
installed by the Developer in accordance with City
standards.
B. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL
MAP APPROVAL
11. 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.
CS/CONAPRVL.013 4
BIB]
07-30-1998-U01
08:49:16AM-U01
ADMIN-U01
CCRES-U02
91-20-U02
^">/ Conditions of Approval TT 26188 March 5, 1991
12. 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, 6-foot wall, and
landscaping, etc.), and other techniques 50 aS to
avoid the isolated appearance given by walled
developments.
13. 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.
14. Owner shall execute and record a *Declaration of
Dedication* in a form acceptable to the City and
offering the dedication of drainage retention
basin(s) to the City for future acceptance and
maintenance.
The Applicant shall maintain the landscaped areas
of the subdivision such as the landscaped setback
lots and retention basins until accepted by the
City Engineer for maintenance by the City.
In no event will the City accept the landscaped
lot(s) and retention basin for maintenance by the
City until the residential lots within the
subdivision are included on the property tax roll
and producing assessment revenue to the City's
Lighting and Landscape District.
15. Prior to recordation of a final map, the Applicant
shall pay the required mitigation fees for the
Coachella valley Fringe-Toed Lizard Habitat
Conversion Program, as adopted by the City, in the
amount of $600 per acre of disturbed land.
16. All existing structures, if any, that are to be
removed from the property shall be removed, or an
agreement secured with a performance bond has been
executed between the Applicant and the City to
assure said removal, prior to transmitting the
final map to the City Council for approval.
CS/CONAPRVL.013 5
BIB]
07-30-1998-U01
08:49:16AM-U01
ADMIN-U01
CCRES-U02
91-20-U02
^">/Conditions of Approval TT 26188 March 5, 1991
Grading and Drainage
17. The tract grading plan shall be prepared by a
registered civil engineer and approved by the City
Engineer prior to final map approval.
18. 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 work was properly monitored by
qualified personnel during construction for
compliance with the grading plans,
specifications, and 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.
19. The tract shall be designed and graded in a manner
so the difference in building pad elevations
between contiguous lots that share a comon 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 insure
community acceptance and buyer satisfaction of the
proposed development.
20. Applicant shall submit a copy of the proposed
grading, landscaping, and irrigation plans to
Coachella valley Water District for review and
coment with respect to CVWD's water management
program.
CS/CONAPRVL.013 6
BIB]
07-30-1998-U01
08:49:16AM-U01
ADMIN-U01
CCRES-U02
91-20-U02
^">/ Conditions of Approval TT 26188 March 5, 1991
21. 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 recomendations 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.
22. Any earthwork on contiguous properties requires a
written authorization from the owner(s) slope
easement) in a form acceptable to the City Engineer.
23. Drainage disposal facilities shall be provided as
required by the Public Works Director including any
drainage fees required therewith. A written
agreement shall be made with the existing owners
and future owners of Tentative Tract 25363 to
accept stormwater from Tentative Tract 26188
including stormwater from a 100-year storm over a
period of 24 hours.
24. The tract shall be graded in a manner that permits
storm flow in excess of the retention basin
capacity, caused by a storm event greater than the
100-year 24-hour event, to flow out of the tract
through a designated emergency overflow outlet and
into the historic drainage relief route.
Similarly, the tract shall be graded in a manner
that anticipates receiving storm flow from
adjoining property at locations that has
historically received flow for those occasions when
a storm greater than the 100-year 24-hour event
occurs.
25. 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 lot per
day.
26. Applicant shall construct, or enter into agreement
to construct, the tract grading and public or
quasi-public improvements before the final map is
recorded. Applicant shall pay cash, in lieu of and
equivalent to the respective construction cost, for
those improvements which involve fair-share
CS/CONAPRVL.013 7
BIB]
07-30-1998-U01
08:49:16AM-U01
ADMIN-U01
CCRES-U02
91-20-U02
^">/Conditions of Approval TT 26188 March 5, 1991
responsibility that must be deferred until the full
complement of funding is available. Payment of
cash in lieu of construction may be deferred to a
future date mutually agreed by the Applicant and
City Engineer, provided security for said future
payment is posted by Applicant.
Traffic and Circulation
27. The Applicant shall vacate vehicle access rights to
Miles Avenue from all abutting lots. Access to
these street(s) from this land division shall be
restricted to street intersections only.
Tract Design
28. 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 7,200
square feet.
29. A minimum 20-foot landscaped setback shall be
required along Miles Avenue. Design of the setback
shall be approved by the Planning & Development
Department and the Design Review Board. 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. 14, unless an
alternative method is approved by the
Planning and Development Department and the
Engineering Department.
Walls, Fencing, Screening, and Landscaping
30. 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;
cS/CONAPRVL.013 8
BIB]
07-30-1998-U01
08:49:16AM-U01
ADMIN-U01
CCRES-U02
91-20-U02
^">/ Conditions of Approval TT 26188 March 5, 1991
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.
31. Prior to final map approval, the Applicant shall
submit to the Planning Department and Design Review
Board for review and approval preliminary plan(s)
showing the following:
a. Landscaping, including plant types, sizes,
spacing, locations, and irrigation system for
the perimeter landscape area. Desert or
native plant species and drought resistant
planting materials shall be incorporated into
the landscape plan. No spray heads shall be
used adjacent to the curb.
b. Location of the meandering sidewalk along
Miles Avenue. Note: this sidewalk shall
meander within both the landscape buffer and
parkway area.
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.
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.
33. The Applicant shall provide a blanket easement that
covers the entire landscaped setback lots for the
purpose of a meandering public sidewalk.
CS/CONAPRVL.013 9
BIB]
07-30-1998-U01
08:49:16AM-U01
ADMIN-U01
CCRES-U02
91-20-U02
^">/
Conditions of Approval TT 26188 March 5, 1991
C. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE
ISSUANCE OF BUILDING PERMITS
34. 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.
35. 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.
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.
37. The Applicant shall provide a fully improved
landscaped setback lot of noted width ad*acent to
the following right of way(s):
a. Miles Avenue, 20-feet wide;
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 26188 and EA
90-184, which must be satisfied prior to the
CS/CONAPRVL.013 10
BIB]
07-30-1998-U01
08:49:16AM-U01
ADMIN-U01
CCRES-U02
91-20-U02
^">/ Conditions of Approval TT 26188 March 5, 1991
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 90-184 and TT 26188 which must be
satisfied prior to the issuance of a building
permit. Prior to final building inspection
approval1 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 90-184 and TT 26188. The Planning
and Development Director may require inspection or
other monitoring to assure such compliance.
39. The Applicant shall submit complete detailed or
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 if any). The
latter shall be submitted to the Planning &
Development Department for review.
Traffic and Circulation
40. The termination point of the street shown as Lot
* on Exhibit A Tentative Tract Map)1 shall be
barricaded to the satisfaction of the Public Works
Department. If the road network for the ad*oining
tract have been constructed and completed, then the
above streets shall be constructed to connect with
these subdivisions, in accordance with the approved
street improvement plans and the requirements of
the City Engineer.
Public Services and Utilities
41. The Applicant shall comply with the requirements of
the City Fire Marshal.
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 existing and proposed electric power lines with
12,500 volts or less, adjacent to the proposed site
or on-site, shall be installed in underground
facilities.
CS/CONAPRVL.013 11
BIB]
07-30-1998-U01
08:49:16AM-U01
ADMIN-U01
CCRES-U02
91-20-U02
^">/Conditions of Approval TT 26188 March 5, 1991
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.
44. seventy-f ive percent of dwelling units within
150-feet of the ultimate right-of-way of Miles
Avenue shall be limited to one story, not to exceed
20-feet in height. The Applicant shall submit to
the Planning and Development Department for their
approval a drawing showing the location of any
units higher than one story located along Miles
Avenue frontage.
CS/CONAPRVL.013 12
BIB]
07-30-1998-U01
08:49:16AM-U01
ADMIN-U01
CCRES-U02
91-20-U02