CC Resolution 1992-054^"BV E
RESOLUTION 92-54
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF LA QUINTA, CALIFORNIA,
ANNOUNCING FINDINGS, CONFIRMING THE
ENVIRONMENTAL FINDINGS AND APPROVING
TENTATIVE TRACT 23935, SECOND ONE YEAR
EXTENSION OF TIME
CASE NO. TENTATIVE TRACT 23935, EXT. #2
SANTA ROSA DEVELOPERS
WHEREAS, the Planning Commission of the City of La
Quinta, did, on the 22nd day of November 1986, hold a duly
noticed Public Hearing to consider the request of the previous
owner of this tract, Tom Noble, to approve Tentative Tract
23935, respectively, generally located at the southwest corner
of Dune Palms Road and Miles Avenue, more particularly
described as:
THE NORTHEAST 1/4 OF THE SOUTHWEST
1/4 OF SECTION 20, TOWNSHIP 5,
SOUTH 7 EAST, SAN BERNARDINO BASE
AND MERIDIAN, AS SHOWN BY THE
UNITED STATES GOVERNMENT SURVEY;
EXCEPTING THEREFROM THE NORTHERLY
50 FEET AND THE EASTERLY 30 FEET
FOR ROAD PURPOSES:
AND
THE NORTHERLY 330 FEET OF THE
SOUTHEAST QUARTER OF THE SOUTHWEST
QUARTER OF SECTION 20. TOWNSHIP 5,
SOUTH, RANGE 7 EAST, SAN BERNARDINO
BASE AND MERIDIAN. AS SHOWN BY
UNITED STATES GOVERNMENT SURVEY;
EXCEPTING THEREFROM THE EASTERLY 30
FEET FOR ROAD PURPOSES.
WHEREAS, the City Council of the City of La Quinta,
California, did on the 7th day of February, 1999, hold a duly
noticed Public Hearing to consider the Applicant's request and
recommendation of the Planning Commission concerning Tentative
Tract 23971 and made findings to justify the approval of the
application; and,
WHEREAS, the City Council of the City of La Quinta,
did on the 3rd day of July 1990, approve the final map for
Tract 23935-1 and 23935-2; and,
WHEREAS, the City Council of the City of La Quinta
did on the 16th day of April, 1991, hold a duly noticed Public
Hearing and approve the first one year extension of time; and,
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WHEREAS, the Planning Commission of the City of La
Quinta did on the 28th day of April, 1992, consider the request
of Santa Rosa Developers for approval of a second one year
extension of time; and1
WHEREAS, the City Council of the City of La Quinta
did on the 19th day of May, 1992, consider the request from the
applicant and recommendation of the Planning Commission for a
second one year extension of time; and,
WHEREAS, said tentative map has complied with the
requirements of The Rules to Implement the California
Environmental Quality Act of 1970" County of Riverside,
Resolution No. 82-213, adopted by reference in City of La
Quinta Ordinance No. 5), in that a Negative Declaration has
been adopted and therefore, no additional review is deemed
necessary; and,
WHEREAS, mitigation of various physical impacts
have been identified and incorporated into the approval
conditions for Tentative Tract 23935, Second Extension of Time,
thereby requiring that monitoring of those mitigation measures
be undertaken to assure compliance with them; and,
WHEREAS, the owners, Santa Rosa Development, have
applied for this second extension of time for Tract 23935, in
accordance with Section 13.16.230 of the La Quinta Municipal
Code relating to time extension on tentative maps Extensions of
Time; and,
WHEREAS, at said Public Meeting, said City Council
did find the following facts to justify approval of said
Tentative Tract Map Second Extension of Time:
1. That Tentative Tract No. 23935, 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-l 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 overall slope going from
northern to the southeastern and southwestern side of the
property. The proposed circulation design and
single-family lot layouts, as conditioned, are,
therefore, suitable for the proposed land division.
3. That the design of Tentative Tract Map No. 23935 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.
RESOCC.041/CS 2-
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RESOLUTION NO. 92-54
4. That the design of the subdivision, as conditionally
approved, will be developed with public sewers and water,
and, therefore, is not likely to cause serious public
health problems.
5. That the design of Tentative Tract Map No. 23935 will not
conflict with easements acquired by the public at large
for access through the project, since alternate easements
for access and for use have been provided that are
substantially equivalent to those previously acquired by
the public.
6. That the proposed Tentative Tract No. 23935, as
conditioned, provides for adequate maintenance of the
landscape buffer areas.
7. That the proposed Tentative Tract 23935, as conditioned,
provides storm water retention, park facilities, & noise
mitigation.
8. That general impacts from the proposed tract were
considered within the MEA prepared and adopted in
conjunction with the La Quinta General Plan.
WHEREAS, in the review of this Tentative Tract Map,
the City Council has considered the effect of the contemplated
action of the housing needs of the region for purposes of
balancing the needs against the public service needs of the
residents of the City of La Quinta and its environs with
available fiscal and environmental resources;
NOW, THEREFORE, BE IT RESOLVED by the City Council
of the City of La Quinta, California, as follows:
1. That the above recitations are true and correct and
constitute the findings of the Council in this case;
2. That it does conclude that a new Environmental Assessment
is not needed and Environmental Assessment 88-101,
approved with the initial tentative tract is adequate;
3. That it does hereby approve of the subject Tentative
Tract Map 23935, Second Extension of Time 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 19th day of May,
1992, by the following vote, to wit:
RESOCC. 041/CS 3-
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AYES: Council Members Franklin, Rushvorth, Sniff &
Mayor Pena
NOES: None
ABSENT: Council Member Bohnenberger
ABSTAIN: None
JOHN PE>(*o*ik
City of La Quinta, California
ATTEST:
SAUNDRAL. JUHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAW* HONEYWELL, Cf ty Attorney
City of La Quinta, California
RESOCC. 041/CS 4-
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CITY COUNCIL RESOLUTION 92-**
CONDITIONS OF APPROVAL RE*COMMENDED
TENTATIVE TRACT 23935, SECOND EXTENSION OF TIME
MAY 19, 1992
A. GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract 23935 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 February 7, 1989) by the La Quinta City Council unless
approved for extension pursuant to the City of La Quinta Land Division
Ordinance. The new expiration date to be February 7, 1993.
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
assessments will be done on a benefit basis, as required by law.
4. The Developer shall retain a qualified archaeologist immediately upon
discovery of any archaeological remains or artifacts and employ appropriate
mitigation measures during project development.
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.
Traffic and Circulation
6. The Applicant shall construct street improvements to the requirements of the
City Engineer and the La Quinta Municipal Code, as follows:
A. 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, 6-foot sidewalk, and two percent cross slope to centerline, plus
loins.
B. Dune Palms Road shail be constructed to City standards for an 88-foot
right-of-way width Secondary Arterial), with a curb-to-curb width of
64-feet with a 5-foot sidewalk and two percent cross slope to centerline
plus joins. Dune Palms Road shall be designed for ultimate grade from
Miles Avenue to Westward Ho Drive, and constructed adjacent to Tract
23935, and as necessary for reasonable transitions and surface drainage
requirements.
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Conditione of Approval
Tentative Tract 23935
May 19, 1992
C. The interior pubic street system shall be designed pursuant to the
approved Exhibit A" tract map) for Tentative Tract 23935, with a 6-
foot sidewalk and two percent slope. Cul-de-sacs, including F" Street
north of 1'A" Street and C" Street north of A" Street shall be
designed for a 50-foot right-of-way with 36-foot width curb-to-curb
and a 5-foot utility easement on both sides of the street. The cul-de-
sac turnaround shall be per City standards. Streets A" and F"
south of A" Street), J" and H" shall be designed for a 60-foot
right-of-way. Street C" south of A" Street shall be designed for a
56-foot right-of-way. Any variations in the approved street system
design sections shall be subject to review and approval by the Public
Words Department.
Any variations in the approved street system design sections shall be
subject to review and approval by the Public Words Department.
7. A temporary road access may be provided off Miles Avenue through to Street
F". This access shall be terminated upon the completion of model complex use
or at the end of two years, whichever occurs first. Prior to expiration, the
Applicant/Developer may request extension from the Planning Commission for
continued use of the temporary access. Primary access to the project will be
off Dune Palms Road. A drawing showing details of this proposed temporary
access point shall be submitted to the Planning and Development Department
and Engineering Department for approval.
8. An encroachment permit for work in any abutting local jurisdiction shall be
secured prior to constructing or joining improvements i.e., City of Indio).
B. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP
APPROVAL
9. Prior to final map approval by the City Council, the Applicant shall submit a
proposal to the Planning Commission, for recommendation to the City Council
for meeting parkiand dedication requirements as set forth in Section
13.24.030, La Quinta Municipal Code. The proposal for dedication, fee-in-
lieu, or combination thereof shall be based upon a dedication requirement of
1.72 acres as determined in accordance with said Section.
10. 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. Recommendation 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.
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RESOLUTION NO.92-54
Conditions of Approval
Tentative Tract 23935
May 19, 1992
11. 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.
12. 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 Section 22600 et. seq.) to implement
maintenance of ali improved landscape buffer and storm water retention
areas. It is understood and agreed that the Developer/Applicant shall
pay all costs of maintenance for said improved areas until such time as
tax revenues are received from assessment of the real property.
B. The Applicant shall submit to the Planning and Development Department
a Management and Maintenance Agreement, to be entered into with the
unit/lot owners of this land division, in order to insure common areas
and facilities will be maintained. A homeowner's association shall be
created with the unqualified right to assess the owners of the individual
units for reasonable maintenance costs. The association shall have the
right to lien the property of any owners who default in the payment of
their assessments.
The common facilities to be maintained are as follows
1. Storm water retention system.
2. 20-foot perimeter parkway lot along Miles Avenue.
3 10-foot perimeter parkway lot along Dune Palms Road.
13. 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.
Grading and Drprnp*e
14. The Applicant shall submit a grading plan prepared by a registered civil
engineer. Additional conditions regarding supervision of grading and
drainage and certification at rough grade and final grade state, as well as
verification of pad elements, shall be included as required by the City
Engineer following conferring with the Applicant and California Council of
Civil Engineers and Land Surveyors.
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Conditionu of Approval
Tentative Tract 23935
May 19, 1992
15. The Applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to Coachella Valley Water District CVWD) for review and
comment with respect to CVWD9s water management program.
16. A thorough preliminary engineering geological and soils engineering
investigation shall be done and the report submitted for review along with the
grading plan. The report's recommendations shall be incorporated into the
grading plan design prior to grading plan approval. The soils engineer
and/or the engineering geologist must certify to the adequacy of the grading
plan.
17. Any earthwork on contiguous properties requires written authorization from
the owner(s) slope easement) in a form acceptable to the City Engineer.
18. 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 6-foot
water depth shall be fully fenced security) with lockable gate(s).
19. Owner shall execute and record a 1Declaration 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. In the interim)
the owners shall maintain the basin(s) and provide bond assurance
accordingly.
Traffic and Circulation
20. Applicant shall comply with the following requirements of the Public Works
Department:
A. The Applicant shall dedicate all necessary public street and utility
easements as required, including all corner cutbacks.
B. The Applicant shall submit street improvement plans that are prepared
by a registered civil engineer. Street improvements, including traffic
signs and markings and raised median islands if required by the City
General Plan), shall conform to City standards as determined by the
City Engineer and adopted by the La Quinta Municipal Code 3-inch AC
over 4-inch Class 2 Base minimum for residential streets).
C. The Applicant shall provide such reasonable case deposit and/or other
security for the payment of costs for the installation of street name
signs by the City.
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RESOLUTION NO. 92-54
Conditions of Approval
Tentative Tract 23935
May 19, 1992
21. Applicant shall dedicate, with recordation of the tFact map, access Fights to
Miles Avenue and Dune Palms Road for all individual parcels which front OF
back-up to those rights-of-way.
Tract Des*
22. A minimum 20-foot landscaped setback shall be required along Miles Avenue;
a minimum 10-foot setback along Dune Palms Road. Design of the setbacks
shall be approved by the Planning and Development Department. Setbacks
shall be measured from ultimate right-of-way lines.
A. The minimum setbacks may be modified to an average* if a meandering
or curvilinear wall design is used.
B. Setback areas shall be establlshed as a separate common lot and be
maintained as set forth in Condition 12, unless an alternate method is
approved by the Planning and Development Department.
23. 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.
Walls. Fencing, Screenbig and Landscaping
24. 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.
25. Prior to final map approval, the Applicant shall submit to the Planning
Division for review and approval a plan or plans) showing the following:
A. Landscaping including plant types, sizes, spacing locations, and
irrigation system for all landscape buffer areas. Desert or native plant
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.
26. 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 two trees and an irrigation system.
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Condition. of Approval
Tentative Tract 23935
May 19, 1992
C. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF
BUILDING PERMITS
27. Prior to 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:
City Fire Marshal
City of La Quinta Public Words Department
Planning and Development Department, Planning Division
Coachella Valley Water District
Desert Sands Unified School District
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.
28. 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.
29. Seventy-five percent of dwelling units within 150-feet of the ultimate right-of-
ways 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 approval a drawing showing the location of any units higher
than one story located in proximity to the Miles Avenue frontage.
30. 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
31. 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/Builder
shall submit complete detailed architectural elevations for all units. The
Planning Commission shall review and approve elevations as an agenda
Business Item. Basic architectural standards shall be included as part of the
CC & R's.
Traffic and CIrculation
32. The Applicant shall pay 25-percent of all costs necessary for signalization at
the corner of Miles Avenue and Dune Palms Road.
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RESOLUTION NO. 92-54
Conditions of Approval
Tentative Tract 23935
May 19, 1992
33. The termination point of the street shown as Lot 1'H" on Exhibit *A" tentative
tract map), shall be barricaded to the satisfaction of the Public Works
Department.
Public Services and Utilltie8
34. The Applicant shall comply with the requirements of the City Fire Marshal.
35. 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.
36. All utilities will be installed and trenches compacted to City standards prior
to construction of any streets. The soils engineer shall provide the necessary
compaction test reports for review by the City Engineer, as may be required.
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