CC Resolution 1991-0492
^ > RESOLUTION 91-49
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF LA QUINTA, CALIFORNIA,
ANNOUNCING FINDINGS AND APPROVING A
ONE YEAR EXTENSION OF TIME FOR
TENTATIVE TRACT 24197
CASE NO. TT 24197 TRIAD PACIFIC DEVELOPMENT COMPANY
WHEREAS, the Planning Commission of the City of La Quinta, did, on
the 25th day of April, 1989, hold a duly noticed Public Hearing to consider the
request of Triad Pacific Development Company to approve Tentative Tract 24197
generally located on the west side of Jefferson Street, between Fred Waring Drive
and Miles Avenue, more particularly described as:
BEING A SUBDIVISION OF THE NORTHEAST QUARTER
AND THE SOUTHEAST QUARTER OF SECTION 20,
TOWNSHIPS, SOUTH, RANGE 7 EAST, SAN BERNARDINO
BASE AND MERIDIAN;
WHEREAS, the City Council of the City of La Quinta, California, did on
the 16th day of May, 1989, hold a duly noticed Public Hearing to consider the
Applicant's request and recommendation of the Planning Commission concermng
Tentative Tract 24197 and made findings to justify the approval of the application;
and,
WHEREAS, the City Council of the City of La Quinta, California, did on
the 18th day of June, 1991, consider the Applicant's request and favorable
recommendation of the Planning Commission concerning the First Extension of Time;
and,
WHEREAS, said Tentative Tract Map has complied with the requirements
of 1'The Rules to Implement the California Environmental Quality Act of 1970" County
of Riverside, Resolution 82-213, adopted by reference in City ofLaQuinta Ordinance
No. 5), in that the Planning Director conducted an initial study with the original
approval a Negative Declaration has been adopted and therefore no further
documentation is deemed necessary; and
WHEREAS, the owners, Triad Pacific Development Company, have
applied for this First Extension of Time for Tract 24197, in accordance with Section
13.16.230 of the La Quinta Municipal Code relating to time extension on tentative
maps; and,
WHEREAS, at said Public Meeting, said City Council did find the
following facts to justify the approval of said Extension of Time:
1. That Tentative Tract 24197, as conditionally approved, is consisteut 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.
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 24197 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 24197 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 24197, as conditioned, provides for
adequate maintenance of the landscape buffer areas.
7. That the proposed Tentative Tract 24197, 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 the First Time Extension of this tentative
tract map, the City Cou neil 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 conclude that a new Environmental Assessment is not
needed and Environmental Assessment 89-113, approved with the initial
Tentative Tract, is adequate.
3. That it does hereby approve a one year extension for Tentative Tract 24197
to May 16, 1992, for the reasons set forth in this Resolution and subject to the
attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council held on this 18th day of June, 1991, by the following vote, to
wit:
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AYES: Council Members Bohnenberger, Rushworth, Sniff, Mayor Pena
NOES: None
ABSENT: Council Member Franklin
ABSTAIN: None
City of Quinta, California
ATTEST:
*RAL.JUi<OL*C1tyC1erk
City of La Quinta, California
APPROVED AS TO FORM
DAWN HON Y ELL, City Attorney
City of La Quinta, California
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CITY COUNCIL RESOLUTION 91-49
CONDITIONS OF APPROVAL RECOMMENDED
TENTATIVE TRACT 24197
FIRST EXTENSION OF TIME FORMERLY TT 24035)
JUNE 18, 1991
Mitigation as identified in EA 89-113)
GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract 24197 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. Development of this
tract shall be in substantial conformance with Exhibits ItAlY and * as
contained in the Planning and Development Department file for Tentative Tract
24197, except where these conditions take precedence.
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 is considering 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
assessment will be done on a benefit basis, as required by law.
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.
DRAINAGE AND GRADING
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 construcuon 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 final map approval. Certification at the final grade stage
and verification of pad elevations is also required prior to final approval of
grading construction.
6. * 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. These plans shall include the
landscape and irrigation plans for all perimeter street setback areas, common
areas, retention basins, and parkland area as required by Condition No.40.
7. * 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
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^ > Conditions of Approval TT 24197 June 18, 1991
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.
8. * Any earthwork on contiguous properties shall require a written authorization
from the owner(s) slope easement) in a form acceptable to the City Engineer.
9. * Drainage retention basin(s) shall be designed to retain the 100-year storm 24
hour) on-site within the basin, subject to the approval of the City Engineer.
Retention basin size shall be adequate to provide required storage" without
use of street area for storage. Basin in excess of six-foot water depth shall
be fully fenced security) with lockable gate(s). Retention on-site shall also
include provision for runoff from Fred Waring, Miles, and Jefferson.)
10. 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 submit landscape and irrigation plans to the City for approval and shall
construct such approved facilities together with subdivision improvements.
In the interim, the owners shall maintain the basin(s) and provide bond
assurance accordingly. See also Condition No.28.)
11. * 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
grading and site development. These shall include but not be limited to:
a. The use of irrigation during any construction activities;
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.
12. * 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.
TRAFFIC AND CIRCULATION
13. * The Applicant shall construct or bond for half street improvements to the
requirements of the City Engineer and the La Quinta Municipal Code, as
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Conditions of Approval TT 24197 June 18, 1991
follows:
a. Fred Waring and Jefferson Street shall be constructed to City standards
for a 120-foot right-of-way width Major Arterial), with a curb-to-curb
width of 96 feet with an 18-foot raised landscaped median, six-foot
sidewalk, and two-percent cross *ope to centerline, plus one traffic
land with suitable joins. Construct roadway improvements to Sunline
Transit standards for bus turnout area along Fred Waring see
Condition 37).
b. Miles Avenue shall be constructed to City standards for a 110-foot
right-of-way width Primary Arterial), with an 18-foot raised median
island, six-foot sidewalk, and two-percent cross slope to centerline,
plus one traffic lane with suitable joins.
C. If the Developer of Tentative Tract No.24197 is the initial builder of
the landscaped medians on Fred Waring Drive, Jefferson Street and
Miles Avenue, then the respective opposing lanes of those roadways
shall be provided with a minimum lane width of 20 feet and a six-foot-
wide aggregate base shoulder shall be constructed adjacent thereto.
This requirement or any portion thereof may be waived or otherwise
deferred by the City if determined to be in the public interest and with
all the required improvements provided for in an acceptable form of
cooperative agreement and surety.
d. The interior public street system shall be designed pursuant to the
approved Exhibit A tract map) for TT 24197, and the requirements of
the City Engineer. Street Lots B, C, D, K, L, M, P, Q, and R shall
have a 60-foot right-of-way and 40-foot curb-to-curb width. Lots E,
F, G, H, J, S, T, U, N, and W shall have a curb-to-curb width of 36
feet. Any variations to the approved street system design sections
shall be subject to review and approval by the Public Works
Department.
14. * Applicant shall comply with the following requirements of the Public Works
Department:
a. The Applicant shall dedicate all necessary pub lic street and utillty
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
improvement plans shall be prepared in accordance with Condition 13.
c. Street name signs shall be furnished and installed by the Developer in
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^ > Condition. of Approval TT 24197 June 18, 1991
accordance with City standards.
d. Street improvement plans shall be prepared in consideration of the
adjacent Royal Dunes project along Jefferson Street and TT 23317 to the
north across Fred Waring Drive. Review of the improvement plans will
be coordinated with the City of Indio Public Works Department and the
Riverside County Road Department prior to final acceptance by the La
Quinta Public Works Department.
e. The Applicant understands that, due to uncertainties such as timing of
required improvements relative to this and adjacent projects in other
jurisdictions, there is a need to provide guarantees for reimbursement
of costs between these projects. By gaining approval of this map,
Applicant agrees to participate in the preparation of reciprocal
reimbursements for the adequate completion of these improvements, if
necessary. The form of the agreement(s) shall be determined between
the Cities of Indio, La Quinta, and the County of Riverside, and shall
consider items to include, but not be limited to, median improvement
reimbursements, landscaping installation and maintenance, haW street
joins, intersection improvements/signals, etc. Determination as the
extent of specificity to be contained in the agreement(s) shall be at the
discretion of the Public Works Director, considering the requirements
and input from the abutting jurisdictions.
15. An encroachment permit for work in the City of La Quinta and any abutting
local jurisdiction shall be secured prior to constructing or joining
improvements i.e., County of Riverside, City of Indio).
16. Applicant shall dedicate, with recordation of the tract map, access rights to
Jefferson Street, Fred Waring Drive, and Miles Avenue for all individual
parcels which front or back up to those rights-of*way.
17. 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 prior to final map approval.
18. * Access to the tract shall be permitted as follows:
a. Jefferson Street access shall be limited to right turns in/out only;
b. Fred Waring Drive may be permitted a full median break;
c. Miles Avenue may be permitted a full median break.
19. * The Applicant shall pay a 25 percent share of all fees necessary for
signalization costs at the intersections of Jefferson Street with Miles Avenue
and Fred Waring Drive, and 50 percent of signalization costs at the Fred
Waring and Miles Avenue entries to the tentative tract, if deemed warranted
by the City Engineer.
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conditions of Approval TT 24197 June 18, 1991
20. The termination points of the streets shown as Lots I and V on Exhibit A
Tentative Tract Map) shall be barricaded to the satisfaction of the Public
Works Department. If the road network for Tract 22982 has been constructed
and completed, then Lot I shall be constructed to connect with that
subdivision, in accordance with the approved street improvement plans and
the requirements of the City Engineer.
TRACT DESIGN
21. A minimum 20-foot landscaped setback shall be required along Jefferson
Street, Fred Waring Drive, and Miles Avenue. 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.28, unless an alternate method
is approved by the Planning and Development Department.
22. The tract layout shall comply with all R-l zoning requirements, including
minimum lot width and minimum average depth of a lot.
23. * Seventy-five percent of any dwelling units within 150 feet of the ultimate
right-of-way of Miles Avenue or Fred Waring Drive shall be limited to one
story, not to exceed 20 feet in height. Prior to issuance of any building
permits, the Applicant shall submit to the Planning and Development
Department for approval a siting plan showing the location of any units higher
than one story located along Miles Avenue or Fred Waring Drive frontage. No
dwelling units within 150 feet of the ultimate right-of-way of Jefferson Street
shall be higher than one story, not to exceed 20 feet in height.
24. Prior to issuance of any building permits, the appropriate Plarming approval
shall be secured prior to establishing any of the following uses:
a. Temporary construction facmties.
b. Sales facilities and/or model homes) including their appurtenant
signage. Model home unit permits will not be issued until the final map
has been recorded.)
c. On-site advertisinglconstruction signs.
25. If a specific dwelling product is envisioned or if groups of lots are sold to
builders prior to the issuance of building permits, the Applicant I Builder shall
submit complete detail architectural elevations for all units. The Planning
Commission will review and approve these as a Business Item. The basic
architectural standards shall be included as part of the C. C. & Rs. This item
is required prior to any issuance of building permits.
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^ > Conditione of Approval TT 24197 June 18, 1991
26. * 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. * Prior to approval of any grading or other site disturbance activities or
permits, the applicant shall submit an archaeological mitigation plan to indicate
the status of any existing archaeological/cultural resources of any potential
significance. Said plan shall identify any existing reports done by the
University of California, Riverside, Archaeological Research Unit, and shall
include methods by which any significant or potentially significant sites
specifically CA RIV-1729) will be inventoried and/or excavated. A mitigation
and monitoring program shall be required to be submitted, specifying a
qualified archaeological monitor, including any assistants and other
representatives. The statement 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.
28. * 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 and Highways
Code, Section 5820 et seq.) or the Lighting and Landscaping Act of
1972 Streets and Highways 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 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
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Conditions of Approval TT 24197 June lB, 1991
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 lots along Fred Waring Drive,
Jefferson Street, and Miles Avenue
29. Prior to the recordation of the final map, Applicant I Developer shall furnish
water system plans to the Fire Department for approval. Plans shall conform
to the hydrant types, location and spacing, and the system shall meet the fire
flow requirements. The Applicant shall comply with all other requirements of
the City Fire Marshal at the time of development.
30. The Applicant shall comply with all requirements of the Coachella Valley Water
District. The parcels, as shown on Exhibit A tract map), 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.
31. 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 and soils test reports for review by the City Engineer, as may be
required.
LANDSCAPING/WALLS
32. Prior to issuance of any grading permits, 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
species and drought resistant planting materials shall be incorporated
into the landscape plan.
b. Location and design detail of any proposed and br required walls.
c. Exterior lighting plan, emphasizing minimization of light and glare
impacts to surrounding properties.
33. Prior to issuance of building permits, the subdivider 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 REQUIREMENTS
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 andlor
clearances from the following public agencies:
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Conditions of Approval TT 24197 June 18, 1991
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. * Prior to issuance of any land disturbance permit, the Applicant shall pay the
required mitigation fees for the Coachella Valley Fringe-Toed Lizard Habitat
Conservation Program, as adopted by the City, in the amount of $600 per acre
of disturbed land.
37. * The Applicant shall coordinate with Sunline Transit and the City to provide
a future bus turnout and shelter location on Fred Waring Drive. A bus
turnout shall be provided for in the approved street improvement plans, and
shall be constructed with those improvements. Appropriate surety, in the
amount of $10,000, shall be provided in lieu of a completed bus *top shelter,
until such time as service is provided by Sunline.
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 PT 24197 and EA 89-113, 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 89-113 and TT 24197 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 mitigation measures of EA 89-113 and PT
241971. The Planning and Development Director may require inspection or
other monitoring to assure such compliance.
39. Prior to approval by the City Council of the final map, CZ 89-039 shall be in
effect.
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^ >Conditions of Approval TT 24197 June 18, 1991
40. * The final map submitted for plan check shall incorporate the revisions,
inclu ding parkiand site for dedication, as shown on Exhibit P, on file with the
Planning and Development Department. Dedication agreement/form shall be
subject to approval by the City Engineer and/or City Attorney.
41. The Applicant shall record appropriate documents to grant the City of La
Quinta the first right to purchase the lots located north of the proposed park,
also being north of and adjacent to street lot K. The lots are intended to
provide future expansion of the park area.
42. The Applicant shall seed with a suitable grass mixture, provide an irrigation
system, and provide some accent trees within the park area.
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