CC Resolution 1992-098^#Cq RESOLUTION 92-98
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF LA QUINTA, CALIFORNIA
GRANTING APPROVAL OF A ONE YEAR TIME
EXTENSION FOR TENTATIVE TRACT 26008
AND CONCURRENCE WITH ENVIRONMENTAL
ASSESSMENT 90-163
CASE NO. TENTATIVE TRACT 26008 VISTA DEVELOPMENT
FIRST EXTENSION OF TIME
WHEREAS, the Planning Commission of the City of La
Quinta, did, on the 24th day of November, 1992, hold a
duly-noticed Public Hearing to consider the request of Vista
Development Company to extend Tentative Tract 26008 for one
year to allow for the subdivision of 15.4 acres into 14 custom
single family residential lots, located on the north side of
54th Avenue, approximately 790 feet east of Madison Street,
more particularly described as:
A PORTION OF SECTION 10, T6S, R7E, SBBM
WHEREAS, The City Council of the City of La Quinta,
California, did on the 15th day of December, 1992, hold a
duly-noticed Public Hearing to consider this request of Vista
Development Company; and
WHEREAS, Environmental Assessment 90-163 was
conducted in 1990, for this case and a Mitigated Negative
Declaration was recorded for this project pursuant to
California Environmental Quality Act provisions. Therefore, no
further environmental review is warranted to approve the
Applicant*s request; and,
WHEREAS, mitigation of various physical impacts
have been identified and incorporated into the approval
conditions for Tentative Tract 26008; and,
WHEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said City Council did
find the following facts and reasons to justify approval of
said extension of time to the Tentative Tract:
1. That Tentative Tract 26008, 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-1-20,000 zoning
district development standards, and design requirements
of the Subdivision Ordinance.
2. The Tentative Tract is compatible with the existing and
anticipated area development.
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3. The project will be provided with adequate utilities and
public services to ensure public health and safety.
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 reconfirm the conclusion of
Environmental Assessment 90-163, indicating that the
proposed Tentative Tract will not result in any
significant environmental impacts as mitigated by the
recommended Conditions of Approval;
3. That it does hereby grant approval the above described
Tentative Tract request for the reasons set forth in this
Resolution, and subject to the attached Conditions of
Approval.
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta City Council, held on this 15th day of
December, 1992, by the following vote, to wit:
AYES: Council Meubers Bangerter, Sniff & Mayor Pena
NOES: None
ABSENT: Council Members Franklin & Perkins
ABSTAIN: None
City of La Quinta, California
ATTEST:
IA
*DRA L. JUHO*, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
*
DAWN HONEYWELL, *ity Attorney
City of La Quinta, California
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CITY COUNCIL RESOLUTION 92-98
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT 26008, EXTENSION OF TIME #1
DECEMBER 15, 1992
* Revised
GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map 26008, marked Exhibit A", 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 on January 31, 1994 unless
approved for extension pursuant to the City of La Quinta Land Division
Ordinance.
3. A minimum 20-foot landscaped setback shall be provided on 54th Avenue.
Design of the setback shall be approved by the Planning and Development
Department prior to final working drawings being started. Setback shall be
measured from ultimate right-of-way line
4. Prior to issuance of any grading permits, the Applicant shall submit to the
Planning and Development Department an interim landscape program for the
entire tract, which shall be for the purpose of wind erosion and dust control.
The land owner shall institute blowsand and dust control measures during the
grading and site development. These shall include, but not be limited to:
a The use of irrigation during any construction activities.
b. Planting of cover crop or vegetation upon previously graded but
undeveloped portions of the site.
c. Provision of wind breaks or wind rows, fencing, andlor 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.
5. 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.
6. Owner shall execute and record a tYDeclaration of Dedication" in a form
acceptable to the City and offering the dedication of drainage retention
basin(s) and landscape buffer areas to the City for future acceptance and
maintenance. In the interim, the owners shall maintain the basin(s) and
perimeter landscaping and provide bond assurance accordingly prior to final
map approval.
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^#CqConditions of Approval TT 26008
*7 Landscape and irrigation plans for landscaped lots, common retention basins
and park facilities shall be prepared by a licensed landscape architect. The
plans and proposed landscaping improvements shall be in conformance with
requirements of, and be signed by, the Planning Director, the City Engineer,
the Coachella Valley Water District, and the Riverside County Agricultural
Commissioner.
Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Common basins and park areas shall be
designed with a turf grass surface which can be mowed with standard tractor-
mount equipment.
The subdivided 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/Appilcant 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 I lot owners of this land division, in order to insure common areas
and facilities will be maintained, with an 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) Twenty-foot perimeter parkway lot along 54th Avenue.
3) All common area landscaping.
4) All private streets, including all street medians.
8. Design and architectural standards beyond the R-1 Zone requirements for the
residences shall be submitted to the Planning and Development Department for
review and approval prior to final map recordation. All approved standards
shall be included in the CC&Rs and br other appropriate documents.
9. 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,
walls, and landscaping, etc.), and other techniques so as to avoid the isolated
appearance given by walled developments.
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^#Cq Conditions of Approval TT 26008
*10. If the tract is phased, 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.
Applicant shall develop tract phases in the order of the approved phasing plan
so that improvements required of each final map are complete prior to issuance
of Certificates of Occupancy within subsequent final maps. The City Engineer
may consider proposals by the applicant to stage the installation of tract-wide
improvements normally secured with the first final map e.e., off-site
improvements, perimeter walls and perimeter landscaping) with the orderly
development of all phases within the tentative tract.
11. Applicant shall submit proposed street name with alternatives to the Planning
and Development Department for approval prior to final map approval.
12. 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. Location and design detail of any proposed and/or required walls.
13. At a minimum, all front yards shall provide four trees or major landscape
plants, shrubs, groundcover, and an irrigation system. This requirement is
to be included in the CC & R's.
14. The Applicant shall install a six-foot high block sound wall per the Noise
Study requirement along the entire length of tract boundary that adjoins 54th
Avenue.
*15. 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 Ia Quinta Public Works Department
o Planning & Development Department, Planning Div.
o Coachella Valley Water District
o Coachella Valley Unified School District
o Imperial Irrigation District
o California Regional Water Quality Control Board
NPDES Permit)
Applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining city
approvals and signatures on the plans.
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.
16. 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.
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^#CqConditions of Approval TT 26008
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. The Developer shall install landscaping trees and lawn/groundeover) and
irrigation systems for drainage retention basin(s) and perimeter areas.
19 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 Tentative Tract 26008 and Environmental Assessment 90-163,
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 90-163 and Tentative Tract 26008, 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 Environmental
Assessment 90-163 and Tentative Tract 26008. The Planning and Development
Director may require inspection or other monitoring to assure such
compliance.
20. Sidewalk on 54th Avenue shall meander within right-of-way and 20*foot
landscape lot. Design of sidewalk to be approved by Planning and
Development Department prior to beginning of preparation of landscaping
plans.
21. Within 5-feet of 54th Avenue curb, no spray irrigation heads, nor lawn, shall
be used. Within this area only emitters and spreading shrubs and
groundcover may be used.
*22. If buried remains or artifacts are encountered during development including
grading), work shall be stopped, or redirected, and the Planning and
Development Department notified immediately. A qualified archaeologist shall
be contacted immediately at Applicant's expense and appropriate mitigation
measures shall be taken.
23. All existing overhead utilities shall be undergrounded as a part of the
development.
24. All existing trees that can be successfully transplanted shall be incorporated
into landscaping where feasible.
25. Development of property shall comply with provisions of Specific Plan 90-018,
as approved.
26. Prior to recordation of final map, Applicant shall pay in-lieu park fees per
City requirements.
27. All exterior lighting including that for signage & landscaping shall comply with
tiDark Skyti ordinance.
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Conditions of Approval TT 26008
PUBLIC SERVICES AND UTILITIES
* *28. The Applicant shall comply with the requirements of the Imperial Irrigation
District per their letter dated October27, 1992, which requires the dedication
of a ten 10) foot Public Utility Easement along Avenue 54. The easement can
be incorporated into areas designed for landscape or buffer zones.
29. The Applicant shall comply with the requirements of the City Fire Marshal per
their letter dated May 21, 1990.
30. The Applicant shall comply with all requirements of the Coachella Valley Water
District per their letter dated April 6, 1990.
ENGINEERING DEPARTMENT:
31. The Applicant shall vacate vehicle access rights to Avenue 54 from all abutting
individual lots. Access to these streets from this subdivision shall be
restricted to street intersections only.
32, A common area lot shall be established for that area between the tract
perimeter wall and street right-of-way along Avenue 54th 20-feet wide).
*33 The Applicant shall have street improvement plans for public and private
streets) prepared by a registered civil engineer. The 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" AC over
4" Class 2 Base minimum for residential streets). Street design shall take into
account the soil strength, the anticipated traffic loading, and street design
life.
Improvements shall include all appurtenances such as traffic signs,
channelization markings, raised medians if required, street name signs,
sidewalks and centralized mail delivery units approved in design and location
by the U.S. Post Office and the City Engineer. Mid-block street lighting is
not required.
Enhancements to existing improvements may be required to integrate the
proposed improvements with existing conditions. This includes street width
transitions extending beyond tract boundaries.
Access points and turning movements of traffic shall be restricted as follows:
A. Avenue 54 at access road full turn allowed.
34. The 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.
35. All underground utilities shall be installed, with trenches compacted to City
standards, prior to construction of any street improvements. A soils engineer
retained by the Applicant shall provide certified reports of soil compaction
tests for review by the City Engineer.
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^#CqConditions of Approval TT 26008
36. 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.
37. The 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.
38. An encroachment permit for work In any abutting local jurisdiction shall be
secured prior to constructing or joining improvements.
39. Prior to transmittal of the final map to the City Council by the City
Engineering Department, any existing structures which are to be removed
from the property shall have been removed or there shall be an agreement foF
the removal which shall be secured by a faithful performance bond in a form
satisfactory to the City and granting the City the right to cause any such
structures to be removed.
*40 All right of way dedications for public streets shall be as follows:
Avenue 54: half-street 50 feet) right of way for 100-foot wide Primary
Arterial.
Interior private street: 36 feet wide, plus corner cut-backs at
intersections, plus 10-foot wide public utility easements outside the
right of way on both sides, plus suitable right of way conforms for a
turn-around at the cul-de-sac and private gate all as required by the
City Engineer.
Applicant shall dedicate any easements necessary for placement of and access
to utility lines and structures, park lands, drainage basins, common areas,
and centralized mail delivery units.
Cul-de-sacs longer than 150-feet shall have a minimum tuFning diameter of 90-
feet. Cul-de-sacs shall be no longer than 1,320 feet unless provided with an
approved emergency alternate access or other appropriate fire protection
approved by the Fire Marshal.
*41. The city is contemplating adoption of a major thoroughfare improvements
ordinance. The ordinance is intended to distribute the cost of major
thoroughfare construction evenly and fairly on undeveloped land at the time
the land is subdivided or developed for beneficial use. If the ordinance is
adopted at least 60 days prior to recordation of any final map in this
development, this project shall be subject to the provisions of the ordinance.
If the ordinance is not adopted 60 days prior to recordation of any final map,
Applicant shall comply with the following public street improvement
requirements.
The Applicant shall construct, or enter into agreement to construct, street
improvements and appurtenant amenities for the following streets to the
requirements of the La *uinta Municipal Code and City Engineer prior to
approval of the final map.
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Conditions of Approval TT 26008
a. Interior private street: 36-foot wide street improvements per Riverside
County Standard Drawing No.104 & 800, excluding the sidewalk &
curb.
b. Avenue 54: half-street improvements per Riverside County Standard
Drawing No. 101, including one half of raised median and land
transitions as needed beyond the tract boundary, plus a 14-foot wide
overlay of the eastbound travel lane. Eastbound travel lane is eligible
for reimbursement per City policy.
42. A traffic signal is required at the intersection of Avenue 54 and Madison
Avenue. The Applicant is responsible for 12.5% of the cost to design and
construct the signal. The traffic signals will be installed by the City when
traffic conditions warrant the installation.
43. Applicant shall construct, or enter into agreement to construct, the tract
grading and all public improvements before the final map is recorded.
App ilcant shall pay a cash fee, in lieu of, and equivalent to the respective
construction cost, for those improvements which involve fair-share
responsibility that must be deferred until the full compliment of funding is
available. Payment of the cash-in-lieu fee may be deferred to a future date
mutually agreed by the Applicant and City Engineer, provided security for
said future payment is posted by Applicant.
*44* Storm water run-off produced in 24 hours by a 100-year storm shall be
retained on site in rear yard maximum water depth not to exceed one foot)
and common area landscaped retention basin(s) designed for a maximum water
depth not to exceed two feet. The basin slopes shall not exceed 3:1. The
percolation rate shall be considered to be zero inches per hour unless the
Applicant provides site-specific data that indicates otherwise. Other
requirements include, but are not limited 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.
The tributary drainage area for which the applicant is responsible shall
extend to the centerline of any public street contiguous to the site.
The tract shall be graded to permit storm flow in excess of retention capacity
to flow out of the tract through a designated overflow outlet and into the
historic drainage relief route. Similarly, the tract shall be graded to receive
storm flow from adjoining property at locations that have historically received
flow.
45. Applicant shall maintain the landscaped areas of the subdivision such as the
landscaped setback lots and retention basins until those areas have been
accepted by the Homeowner's Association. Applicant shall maintain all other
improvements until final acceptance of tract improvements by the City
Council.
46. After the tract is graded and the grading bonds are released by the City, the
homeowner's association shall be responsible for maintenance of dust control
measures for all vacant lots until each lot is built on.
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^#CqConditions of Approval TT 26008
47. A thorough preliminary engineering, geological, and soils engineering
investigation shali 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.
48. The tract grading plan shall be prepared by a registered civil engineer and
approved by the City Engineer prior to final map approval.
49. The Applicant shall submit a detailed layout of the private gate access and the
access-denied turnaround to the City Engineer for approval. A minimum
stacking distance of 45-50 feet between the curb line and the gate shall be
provided.
*50. The city is contemplating adoption of a quality-as su ran ce program for
privately-funded construction. If the program is adopted prior to the
issuance of permits for construction of the improvements required of this map,
Applicant shall fully comply with the quality-assurance program.
If the quality-assurance program has not been adopted, Applicant shall adopt
a construction quality-assurance program which meets the approval of the
City Engineer. The applicant shall employ or retain a California registered
civil engineer or geotechni cal engineer) as appropriate, to exercise sufficient
supervision of the construction and/or the quality control program to be able
to produce and sign as-built drawings and certify compliance with the plans,
specifications and applicable codes.
Upon completion of construction, applicant shall provide the city a set of as
built" reproducible drawings of all grading and improvements except water
and sewer. Each sheet of the drawings shall have the words As-Built" or
As-Constructed" clearly marked on each sheet and be stamped and signed by
the engineers certifying to the as-built condition
The engineer(s) or surveyor shall place statement(s) on the 1as built" plans
as follows: The construction of all improvements on these plans was properly
monitored by qualified personnel under my supervision for compliance with the
plans and specifications. All observations by me or these personnel indicate
the work shown hereon was constructed as approved except as otherwise
noted. Noted exceptions have been approved by the City Engineer.
Prior to issuance of any building permit, applicant shall submit a separate
document, bearing the seal and signature of a California civil or geotechnical
engineer or a California registered land surveyor, that lists actual building
pad elevations. The document shall, for each lot in the tract) state the pad
*evation approved on the grading plan, the as-built elevation, and shall
clearly identify the diffe*nce, if any. The data shall be organized by tract
phase and lot number and shall be cumulative if the data is submitted at
different times.
*51. Grading, drainage, street, lighting, landscaping & irrigation, park, gate,
and perimeter wall plans are not approved for construction until they have
been signed by the City Engineer.
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Conditions of Approval TT 26008
*52. Applicant shall provide the city a set of as built9' reproducible drawings of
all grading and improvements except water and sewer. Each sheet of the
drawings shall have the words 9As-Built" or 1As-Constructedt1 clearly marked
on each sheet and be stamped and signed by the engineer certifying to the as-
built condition
*53 Prior to issuance of Certificates of Occupancy for buildings within the tract,
Applicant shall install traffic control devices and street name signs along
access roads to those buildings
*54 Prior to the recordation of the final map, the Applicant shall submit to the
Planning Director the following documents which shall demonstrate to the
satisfaction of the City that the open space/recreation areas and private
streets and drives shall be maintained in accordance with the intent and
purpose of this approval.
A. The document to convey title;
B. Covenants, Conditions, and Restrictions to be recorded; and,
C. Management and maintenance agreement to be entered into with the
unit/lot owners of this land division.
*55. The approved Covenants, Conditions, and Restrictions shall be recorded at
the same time that the final subdivision map is recorded.
*56. A Homeowner's Association, with the unqualified right to assess the owners
of the individual units for reasonable maintenance costs, shall be established
and continuously maintained. The association shall have the right to lien the
property of any owners who default in the payment of their assessments.
Such lien shall not be subordinate to any encumbrance other than a first deed
of trust, provided that such deed of trust is made in good faith and for value
and is of record prior to the lien of the homeowners association.
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