CC Resolution 1991-088^#@ II
RESOLUTION 91-88
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA
QUINTA, CALIFORNIA, APPROVING FINDINGS CONFIRMING
THE ENVIRONMENTAL ANALYSIS AND GRANTING APPROVAL
OF CHANGES TO CONDITIONS OF APPROVAL FOR TENTATIVE
TRACT 26769.
CASE NO. TT 26769- QUALICO DEVELOPMENT COMPANY
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 28th day of May, 1991, hold a duly noticed Public Hearing to consider the
request of Qualico Development to subdivide 20 acres into 14 custom single family lots
generally located west of Monroe Street + half mile south of 54th Avenue, more
particularly described as:
*OUTH HALF OF THE SOUTHEAST QUARTER
OF THE NORTHEAST QUARTER OF SECTION
15, TOWNSHIP 6 SOUTH, RANGE 7 EAST,
SAN BERNARDINO BASE AND MERIDIAN.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 18th day of June, 1991, hold a duly noticed Public Hearing to consider the
Applicant's request and recommendation of the Planning Commission concerning
Tentative Tract 26769, and made fIndings and approved the application; 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
No. 5), in that the Planning Director conducted an initial study, and has determined
that the proposed Tentative Tract Map 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 26769, thereby
requiring that monitoring of those mitigation measures be undertaken to assure
compliance with them; and,
WHEREAS, the owners, Qualico Development Company have made a
request to change Condition of Approval #43; and,
WHEREAS the Planning Commission of the City of La Quinta, California
did hold a Public Hearing on the 8th day of October, 1991, to consider the request
of Qualico Development to amend Condition of Approval #43 for Tentative Tract
26769; and,
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WHEREAS, at a Public Hearing on the 5th day of November, 1991, 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 Amendment to Conditions of Approval #8 and #43 as recommended by
the Planning Commission for said Tentative Tract Map:
1. That Tentative Tract 26769, 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-1-20,OOO Zoning District
development standards, and design requirements of the Subdivision
Ordinance.
2. That the subject site is fairly level with the southeast 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 the subdivision, as conditionally approved, will be
developed with public sewers and water, and therefore, is not likely to cause
serious public health problems.
4. That the design of Tentative Tract 26769 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.
5. That the proposed Tentative Tract Map 26769, as conditioned, provides for
adequate maintenance of the landscape common areas.
6. That the proposed Tentative Tract 26769, 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 these Condition of Approval changes for
Tentative Tract 26769, 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 constitute the findings of the Council
in this case;
2. That it does hereby confirm the conclusion of Environmental Assessment 91-
192, relative to the environmental concerns of this Tentative Tract
3. That it does hereby approve changes to Conditions of Approval #8 and #43 for
the subject Tentative Tract 26769 for the reasons set forth in this Resolution
and subject to the attached conditions.
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PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on this 5th day of November, 1991, by the following vote,
to wit:
AYES: Council Members Bohnenberger, Franklin, Rushworth, Sniff
and Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
City of La Quin California
ATT ST:
UNDRA L. JUHOL*, City Clerk
City of La Quinta, California
APPROVED AS TO FORM
*NEY*ty Attorney
City of La Quinta, California
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CITY COUNCIL RESOLUTION 91-
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT 26769
CONDITION OF APPROVAL AMENDMENT
NOVEMBER 5, 1991
GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map 26769 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 eon ditions.
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.
At a minimum, the plan shall: 1) identify the means for digging test pits; and
2) provide for further testing if the preliminary results show significant
material 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.
A list of the qualified archaeological monitor(s), cultural resources
management firm employees, and any assistant 5)/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 diver, 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 analyses to be prepared and published
and submitted to the Planning and Development Department.
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conditions of Approval
Tentative Tract 26769
November 5, 1991
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP APPROVAL
4. 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 parkiand fees in lieu, as may be determined in
accordance with said Section.
5. A noise study shall be prepared by a qualified acoustical engineer, to be
submitted to the Planning & 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, walls, and
landscaping, etc.), and other techniques so as to avoid the isolated
appearance given by walled developments.
6. If the tract is phased, tract phasing plans, including phasing of public
improvements, shall be submitted for review and approval by the Planning and
Development Department and Engineering Department prior to final map
approval.
7. Applicant shall submit proposed street names with alternatives to the Planning
and Development Department for approval prior to final map approval.
8. Design and architectural standards for the residences shall be submitted to
the Planning Commission or Design Review Board for review and approval
prior to final map recordation. All approved standards shall be included in
the CC&R's. A copy of the CC&R's shall be submitted to the Planning
Department for review.
The Applicant shall notify the purchasers of lots in Tentative Tract 26769 that
this is an equestrian use area. This shall be either stated in the CC & R's in
the real estate disclosure at time of sale."
TRACT DESIGN
9. A minimum 20-foot landscaped setback shall be provide on Monroe Street.
Design of the setback shall be approved by the Planning and Development
Department. Setback shall be measure from ultimate right-of-way line.
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.
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Conditione of Approval
Tentative Tract 26769
November 5, 1991
10. 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 20,000 square feet.
WALLS, FENCING, SCREENING, AND LANDSCAPING
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 the
grading and site development. These shall include, but not be limited to:
a. The use of irrigation during any construction activity.
b. Planting of cover crop or vegetation upon previously graded by
undeveloped portions of the site.
C. Provisions 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 Directors of
Public Works and Planning and Development. All construction and
graded areas shall be watered at least twice daily while begin 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 Dev*opment and Public Works Departments.
13. Prior to final map approval, the Applicant shall submit to the Planning
Department for review and approval a plan or plans) showing the following:
a. Landscaping, including plant types, sizes, spacing, location, and
irrigation system for all landscape buffer and entry areas. Desert or
native plans species and drought resistant planting material shall be
incorporated into the landscape plan. Lawn shall be minimized and not
used adjacent to curb. No spray heads shall be used adjacent to curb.
b. Location and design detail of any proposed and/or required wall and
meandering sidewalk.
C. Exterior lighting plan, emphasizing minimization of light glare impacts
to surrounding properties.
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Conditions of Approval
Tentative Tract 26769
November 5, 1991
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF
BUILDING PERMITS
14. 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:
o City Fire Marshal
o City of La Quinta Public Works Department
o Planning & Development Department
o Coachella Valley Water District
o Coachella Valley Unified School District
o Imperial Irrigation District
Evidence of said permits or clearances from the above-mentioned agencies
shall be presented to the Building and Safety Department at the time of the
application for a building permit for the use contemplated herewith.
15. 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.
16. Dwelling units within 150 feet of the ultimate right-of-way of Monroe Street
shall be limited to one story, not to exceed 22 feet in height.
17. 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 advertisingi construction signs.
1 B. 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 Environmental Assessment 91-192 and Tentative Tract 26769,
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
Environmental Assessment 91-192 and Tentative Tract 26769, 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 mitigating measures of Environmental
Assessment 91-192 and Tentative Tract 26769. The Planning and Development
Director may require inspection or other monitoring to assure such
compliance.
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Conditions of Approval
Tentative Tract 26769
November 5, 1991
PUBLIC SERVICES AND UTILITIES
19. The Applicant shall comply with all the requirements of the City Fire Marshal
as stated in the memo dated March 19, 1991.
20. The Applicant shall comply with all requirements of the Coachella Valley Water
District.
ENGINEERING DEPARTMENT CONDITIONS:
21. 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. Monroe Street Primary Arterial, 55 foot haff width.
22. The Applicant shall provide a separate lot or lots for private road purposes
to be owned in common by owners of the residential lots in the land division.
The private road(s) shall conform to the City's General Plan, Municipal Code,
applicant Specific Plans if any, and as required by the City Engineer, as
follows:
A. Lot B Local Street, 37 foot full width.
23. Applicant shall vacate vehicle access rights to Monroe Street from all abutting
lots. Access to Monroe Street from this land division shall be restricted to
street intersections only.
24. Applicant shall provide a fully improved landscaped setback lot of noted width
adjacent to the following street right of way(s):
A. Monroe Street, 20 feet wide minimum).
25. The Applicant shall provide 10 foot wide public utility easements on each side
of the private road lot(s).
26. Landscape and irrigation plans for the landscaped lot(s) shail be prepared in
conformance with requirements of the Planning Director, and City Engineer,
and approved by same officials prior to construction.
27. 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 homeowner 5 association of the subdivision.
28. 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
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Conditions of Approval
Tentative Tract 26769
November 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 Applicant and City Engineer, provided security for
said future payment is posted by Applicant.
29. The tract grading plan shall be prepared by a registered civil engineer and
approved by the City Engineer prior to final map approval.
30. Applicant shall retain a California registered civil engineer, or designate one
who is on Applicant's staff, to exercise sufficient supervision and quality
control during construction of the tract grading and improvements to insure
compliance with the plans, specifications, applicable codes, and ordinances.
The engineer retained or designated by 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.
31. The tract shall be designed and graded in a manner so the difference in
building pad elevations between contiguous lots that share a common street
frontage or join lots with adjoining existing tracts or approved tentative tracts
does not exceed three feet. The pad elevations of contiguous lots within the
subject tract that do not share a common street shall not exceed five feet.
32 The Applicant shall maintain wind erosion control at all times in all areas
disturbed by grading. The Applicant's method of erosion control shall be of
his choice provided the control results comply with the La Quinta Municipal
Code. The Applicant shall post sufficient security with the City prior to
receiving a grading permit to ensure compliance of this requirement.
33. Applicant shall install a trickling sand filter and leachfield in the retention
basin to percolate nuisance water in conformance with requirements of the City
Engineer.The sand filter and leach field shall be sized to percolate 160 gallons
per lot per day.
34. Applicant shall provide an Executive Summary Maintenance Booklet for the
street, landscape irrigation perimeter wall, and drainage facilities installed
in the subdivision. The booklet should include drawings of the facilities,
recommended maintenance procedures and frequency, and a costing algorithm
with fixed and variable factors to assist the homeowner's association in
planning for routine and long term maintenance.
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Conditions of Approval
Tentative Tract 26769
November 5, 1991
35. Storm water run-off produced in 24 hours by a 100-year storm shall be
retained on 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.
The percolation rate shall be considered to be zero inches per hour unless
Applicant provides site-specific data that indicates otherwise. Other
requirements include, but are not limited to, a grassed ground surface with
permanent irrigation improvements, and appurtenant structural drainage
amenities all of which shall be designed and constructed in accordance with
requirements deemed necessary by the City Engineer.
36. Applicant shall retain storm water run-off from Monroe Street and B1' Street
in a retention basin in the landscaped setback lot not to exceed 3 feet in
depth.
37. 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 hours 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.
38. A thorough preliminary engineering, geological, and soils engineering
investigation shall be conducted with a report submitted for review along with
grading plan. The report recommendations shall be incorporated into the
grading plan design prior to grading plan approval. The soils engineer
andlor 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.
39. The access turning movements from Monroe Street to B" street shall be
limited to right turn in and out only. No median opening shall be permitted
at this location.
40. App ilcant 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.
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Conditions of Approval
Tentative Tract 26769
November 5, 1991
41. Miscellaneous incidental improvements and enhancements to existing
improvements where joined by the newly required improvements shall be
designed and constructed as required by the City Engineer to assure the new
and existing improvements are appropriately integrated to provide a finished
product that conforms with city standards and practices. This includes
tapered off-site street transitions that extend beyond tract boundaries and
join the widened and existing street sections.
42. The following specific street widths shall be constructed to conform with the
General Plan street type noted therewith:
A. ON-SITE STREETS
1. 1B*' street full width Local Street, 36 feet wide, refer to Std.
Dwg. #105; the cul-de-sac bulb shall have a 45 foot curb radius.
B. OFF-SITE STREETS
2. Monroe Street portion contiguous to tract) Install half width
Primary Arterial 86 feet width improvement option), bond for
half of raised median, refer to Std. Dwg. #100
43. The Applicant shall construct an eight-foot wide meandering bike path in the
westerly parkway and landscaped setback lot along Monroe Street in lieu of
the standard six-foot wide sidewalk.
44. Applicant shall provide a blanket easement that covers the entire landscaped
setback lots for the purpose of providing a meandering public sidewalk.
45. Applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to the Coachella Valley Water District for review and comment
with respect to the District*s Water Management Program.
46. All existing and proposed electric power lines with 12,500 volts or less, and
are adjacent to the proposed site or on-site, shall be installed in underground
facilities.
47. All underground utilities shall be installed, with trenches compacted to city
standards, prior to construction of any street improvements. A soils engineer
retained by Applicant shall provide certified reports of soil compaction tests
for review by the City Engineer.
48. Applicant shall cause no easements to be granted or recorded over any portion
of this property between the date of approval by the City Council and the date
of recording of the final map without the approval of the City Engineer.
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Conditions of Approval
Tentative Tract 26769
November 5, 1991
49. Applicant shall pay all fees charged by the city as required for processing,
plan checking and construction inspection. The fee amount(s) shall be those
which are in effect at the time the work is undertaken and accomplished by the
city.
50. An encroachment permit for work in any abutting local jurisdiction shall be
secured prior to constructing or joining improvements.
51. All existing structures that are to be removed from the property shall be
removed, or an agreement secured with a performance bond has been executed
between Applicant and the city to assure said removal, prior to transmitting
the final map to the City Council for approval.
MISCELLANEOUS
52. The Applicant shall construct a six foot block wall around the perimeter of the
property.
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PLANNING COMMISSION RESOLUTION 91-045
CONDITIONS OF APPROVAL ADOPTED
TENTATIVE TRACT 26769
CONDITION OF APPROVAL AMENDMENT
OCTOBER 8, 1991
GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map 26769 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.
At a minimum, the plan shall: 1) identify the means for digging test pits; and
2) provide for further testing if the preliminary results show significant
material 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.
A list of the qualified archaeological monitor(s), cultural resources
management firm employees, and any assistant(s) Irepresentative(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 diver, 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 analyses to be prepared and published
and submitted to the Planning and Development Department.
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Condition9 of Approval
Tentative Tract 26769
October 8, 1991
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP APPROVAL
4. Prior to final map approval by the City Council, the Applicant shall meet the
parkiand dedication requirements as set forth in Section 13.24.030, La Quinta
Municipal Code, by paying parking fees in lieu, as may be determined in
accordance with said Section.
5. A noise study shall be prepared by a qualified acoustical engineer, to be
submitted to the Planning & 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, walls, and
landscaping, etc.), and other techniques so as to avoid the isolated
appearance given by walled developments.
6. If the tract is phased, tract phasing plans, including phasing of public
improvements, shall be submitted for review and approval by the Planning and
Development Department and Engineering Department prior to final map
approval.
7. Applicant shall submit proposed street names with alternatives to the Planning
and Development Department for approval prior to final map approval.
8. Design and architectural standards for the residences shall be submitted to
the Planning Commission or Design Review Board for review and approval
prior to final map recordation. All approved standards shall be included in
the CC&R*s. A copy of the CC&R1s shall be submitted to the Planning
Department for review.
The Applicant shall notify the purchasers of lots in Tentative Tract 26769 that
this is an equestrian use area. This shall be either stated in the CC & R's in
the real estate disclosure at time of sale.'9
TRACT DESIGN
9. A minimum 20-foot landscaped setback shall be provide on Monroe Street.
Design of the setback shall be approved by the Planning and Development
Department. Setback shall be measure from ultimate right-of-way line.
a. The minimum setbacks may be modified to an **averageV* 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.
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Conditions of Approval
Tentative Tract 26769
October 8, 1991
10. 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 20,000 square feet.
WALLS, FENCING, SCREENING, AND LANDSCAPING
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 the
grading and site development. These shall include, but not be limited to:
a. The use of irrigation during any construction activity.
b. Planting of cover crop or vegetation upon previously graded by
undeveloped portions of the site.
c. Provisions 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 Directors of
Public Works and Planning and Development. All construction and
graded areas shall be watered at least twice daily while begin 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.
13. Prior to final map approval, the Applicant shall submit to the Planning
Department for review and approval a plan or plans) showing the following:
a. Landscaping, including plant types, sizes, spacing, location, and
irrigation system for all landscape buffer and entry areas. Desert or
native plans species and drought resistant planting material shall be
incorporated into the landscape plan. Lawn shall be minimized and not
used adjacent to curb. No spray heads shall be used adjacent to curb.
b. Location and design detail of any proposed and/or required wall and
meandering sidewalk.
c. Exterior lighting plan, emphasizing minimization of light glare impacts
to surrounding properties.
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Conditions of Approval
Tentative Tract 26769
October 6, 1991
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF
BUILDING PERMITS
14. 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 & Development Department
o Coachella Valley Water District
o Coachella Valley Unified School District
o Imperial Irrigation District
Evidence of said permits or clearances from the above-mentioned agencies
shall be presented to the Building and Safety Department at the time of the
application for a building permit for the use contemplated herewith.
15. 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
16. Dwelling units within 150 feet of the ultimate right-of-way of Monroe Street
shall be limited to one story, not to exceed 22 feet in height.
17. The appropriate Planning approval shall be secured prior to establishing any
of the following uses:
a. Temporary construction facilities.
b. Sales facilities, including their appurtenant signage.
c. On-site advertisinglconstruction signs.
18. 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 Environmental Assessment 91-192 and Tentative Tract 26769,
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 approvai and mitigation measures of
Environmental Assessment 91-192 and Tentative Tract 2e769, which must be
satisfied prior to the issuance of a building permit. Prior to final building
inspection approval, the Applicant sh*l prepare and submit a written report
to the Planning and Development Director demonstrating compliance with all
remaining conditions of approval and mitigating measures of Environmental
Assessment 91-192 and Tentative Tract 26769. The Planning and Development
Director may require inspection or other monitoring to assure such
compliance.
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Conditions of Approval
Tentative Tract 26769
October 8, 1991
PUBLIC SERVICES AND UTILITIES
19. The Applicant shall comply with all the requirements of the City Fire Marshal
as stated in the memo dated March 19, 1991.
20. The Applicant shall comply with all requirements of the Coachella Valley Water
District
ENGINEERING DEPARTMENT CONDITIONS:
21. 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. Monroe Street Primary Arterial, 55 foot half width.
22. The Applicant shall provide a separate lot or lots for private road purposes
to be owned in common by owners of the residential lots in the land division.
The private road(s) shall conform to the City's General Plan, Municipal Code,
applicant Specific Plans if any, and as required by the City Engineer, as
follows:
A. Lot B Local Street, 37 foot full width.
23. Applicant shall vacate vehicle access rights to Monroe Street from all abutting
lots. Access to Monroe Street from this land division shall be restricted to
street intersections only.
24. Applicant shall provide a fully improved landscaped setback lot of noted width
adjacent to the following street right of way(s):
A. Monroe Street, 20 feet wide minimum).
25. The Applicant shall provide 10 foot wide public utility easements on each side
of the private road lot(s).
26. Landscape and irrigation plans for the landscaped lot(s) shall be prepared in
conformance with requirements of the Planning Director, and City Engineer,
and approved by same officials prior to construction.
27. 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 homeowner's association of the subdivision.
28. 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
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Conditions of Approval
Tentative Tract 26769
October 8, 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 Applicant and City Engineer, provided security for
said future payment is posted by Applicant.
29 The tract grading plan shall be prepared by a registered civil engineer and
approved by the City Engineer prior to final map approval.
30. Applicant shall retain a California registered civil engineer, or designate one
who is on Applicant's staff, to exercise sufficient supervision and quality
control during construction of the tract grading and improvements to insure
compliance with the plans, specifications, applicable codes, and ordinances.
The engineer retained or designated by 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.
31. The tract shall be designed and graded in a manner so the difference in
building pad elevations between contiguous lots that share a common street
frontage or join lots with adjoining existing tracts or approved tentative tracts
does not exceed three feet. The pad elevations of contiguous lots within the
subject tract that do not share a common street shall not exceed five feet.
32. The Applicant shall maintain wind erosion control at all times in all areas
disturbed by grading. The Applicant's method of erosion control shall be of
his choice provided the control results comply with the La *uinta Municipal
Code. The Applicant shall post sufficient security with the City prior to
receiving a grading permit to ensure compliance of this requirement.
33. Applicant shall install a trickling sand filter and leachfield in the retention
basin to percolate nuisance water in conformance with requirements of the City
Engineer.The sand filter and leach field shall be sized to percolate 160 gallons
per lot per day.
34. Applicant shall provide an Executive Summary Maintenance Booklet for the
street, landscape irrigation, perimeter wall, and drainage facilities installed
in the subdivision. The booklet should include drawings of the facilities,
recommended maintenance procedures and frequency, and a costing algorithm
with fixed and variable factors to assist the homeowner? 5 association in
planning for routine and long term maintenance.
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Conditions of Approval
Tentative Tract 26769
October 6, i**i
35. Storm water run-off produced in 24 hours by a 100-year storm shall be
retained on 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.
The percolation rate shall be considered to be zero inches per hour unless
Applicant provides site-specific data that indicates otherwise. Other
requirements include, but are not limited to, a grassed ground surface with
permanent irrigation improvements, and appurtenant structural drainage
amenities all of which shall be designed and constructed in accordance with
requirements deemed necessary by the City Engineer.
36. Applicant shall retain storm water run-off from Monroe Street and B" Street
in a retention basin in the landscaped setback lot not to exceed 3 feet in
depth.
37. 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 hours 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.
38. A thorough preliminary engineering, geological, and soils engineering
investigation shall be conducted with a report submitted for review along with
grading plan. The report recommendations shall be incorporated into the
grading plan design prior to grading plan approval. The soils engineer
and/or the engineering geologist must certify to the adequacy of the grading
plan. A statement shall appear on the final subdivision map that a soils report
has been prepared for the tract pursuant to Section 17953 of the Health and
Safety Code.
39. The access turning movements from Monroe Street to B" street shall be
limited to right turn in and out only. No median opening shall be permitted
at this location.
40. 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.
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Conditions of Approval
Tentative Tract 26769
October 8, 1991
41. Miscellaneous incidental improvements and enhancements to existing
improvements where joined by the newly required improvements shall be
designed and constructed as required by the City Engineer to assure the new
and existing improvements are appropriately integrated to provide a fjnished
product that conforms with city standards and practices. This includes
tapered off-site street transitions that extend beyond tract boundaries and
join the widened and existing street sections.
42. The following specific street widths shall be constructed to conform with the
General Plan street type noted therewith:
A. ON-SITE STREETS
1. B*' street full width Local Street, 36 feet wide, refer to Std.
Dwg. *105; the cul-de-sac bulb shall have a 45 foot curb radius.
B. OFF-SITE STREETS
2. Monroe Street portion contiguous to tract) Install half width
Primary Arterial 86 feet width improvement option), bond for
half of raised median, refer to Std. Dwg. #100
43. The Applicant shall construct an eight-foot wide meandering bike path in the
westerly parkway and landscaped setback lot along Monroe Street in lieu of
the standard six-foot wide sidewalk.
44. Applicant shall provide a blanket easement that covers the entire landscaped
setback lots for the purpose of providing a meandering public sidewalk.
45. Applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to the Coachella Valley Water District for review and comment
with respect to the District's Water Management Program.
46. All existing and proposed electric power lines with 12,500 volts or less, and
are adjacent to the proposed site or on-site, shall be installed in underground
facilities.
47. All underground utilities shall be installed, with trenches compacted to city
standards, prior to construction of any street improvements. A soils engineer
retained by Applicant shall provide certified reports of soil compaction tests
for review by the City Engineer.
48. Applicant shall cause no easements to be granted or recorded over any portion
of this property between the date of approval by the City Council and the date
of recording of the final map without the approval of the City Engineer.
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CoflditioflB of Approval
Tentative Tract 26769
October 8, 1991
49. Applicant shall pay all fees charged by the city as required for processing,
plan checking and construction inspection. The fee amount(s) shall be those
which are in effect at the time the work is undertaken and accomplished by the
city.
50. An encroachment permit for work in any abutting local jurisdiction shall be
secured prior to constructing or joining improvements.
51. All existing structures that are to be removed from the property shall be
removed, or an agreement secured with a performance bond has been executed
between Applicant and the city to assure said removal, prior to transmitting
the final map to the City Council for approval.
MISCELLANEOUS
52. The Applicant shall construct a six foot block wall araund the perimeter of the
property.
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