CC Resolution 1992-100^#C I
RESOLUTION 92-100
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF LA QUINTA, CALIFORNIA
ANNOUNCING FINDINGS, CONFIRMING THE
ENVIRONMENTAL DETERMINATION AND
APPROVING OF A ONE YEAR EXTENSION OF
TIME FOR PREVIOUSLY APPROVED TENTATIVE
TRACT #24774 TO ALLOW THE CREATION OF
A 119 SINGLE FAMILY LOT SUBDIVISION ON
A_+ 40 GROSS ACRE SITE.
CASE NO. TT #24774, FIRST EXTENSION OF TIME
VISTA DEVELOPMENT COMPANY
WHEREAS, the Planning Commission of the City of La
Quinta, did, on the 8th day of August, 1989, hold a
duly-noticed Public Hearing to consider the request of Bud
Furman to subdivide 40 gross acres into 136 single-family lots,
one park site/retention basin, and other miscellaneous lots in
the A-1-20 zone Riverside County zoning to be annexed into
City of La Quinta), generally located at the northwest corner
of Madison Street and 54th Avenue, more particularly described
as:
SOUTHEAST QUARTER OF THE SOUTHEAST
QUARTER OF SECTION 9, 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 6th day of September, 1989, hold a
duly-noticed Public Hearing to consider the Applicant's request
and recommendation of the Planning Commission concerning the
Environmental Determination and Tentative Tract #24774; and
WHEREAS, on the 27th day of March1 1990, the
Planning Commission considered the request for a minor change
and recommended said change by adoption of Planning Commission
Resolution No. 90-016; and,
WHEREAS, on the 17th day of April, 1990, the City
Council approved the request for a minor change; and,
WHEREAS, on the 24th day of November, 1992, the
Planning Commission considered the request of Vista Development
Company for a first one year extension of time for recordation
of the final tract map; and,
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WHEREAS, the City Council of the City of La
Quinta, California, did on the 15th day of December, 1992,
consider the request of Vista Development Company for the first
one year extension of time, and the recommendation of approval
from the Planning Commission; and,
WHEREAS, said extension of time to Tentative Map
has complied with the requirements of The Rules to Implement
the California Environmental Quality Act of 1970" in that the
Planning Director has determined that the extension of time
will not have a significant adverse impact on the environment
and since a Negative Declaration has previously been adopted,
no further documentation is deemed necessary; and,
WHEREAS, mitigation of various physical impacts
have been identified and incorporated into the approval
conditions for Tentative Tract 24774, thereby requiring that
monitoring of those mitigation measures be undertaken to assure
compliance with them; 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 Map:
1. That Tentative Tract 24774, 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. The subject site has a fairly flat topography. The
proposed circulation design and lot layouts, as
conditioned, are, therefore, suitable for the proposed
land division.
3. That the design of Tentative Tract Map 24774 will not
cause substantial environmental damage or injury to the
wildlife habitat of the Coachella Valley.
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 24774 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.
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6. That the proposed Tentative Tract 24774, as conditioned,
provides for adequate maintenance of the landscape buffer
areas.
7. That the proposed Tentative Tract 24774, as conditioned,
provides storm water retention, park facilities or fees,
and noise mitigation.
8. That general impacts from the proposed tract were
considered within the MEA prepared and adopted in
conjunction with the La Quinta General Plan.
WHEREAS, in the review of this Tentative Tract Map,
the City Council has considered the effect of the contemplated
action of the housing needs of the region for purposes of
balancing the needs against the public service needs of the
residents of the City of La Quinta and its environs with
available fiscal and environmental resources;
NOW, THEREFORE, BE IT RESOLVED by the City Council
of the City of La Quinta, California, as follows:
1. That the above recitations are true and correct and
constitute the findings of the Council in this case;
2. That it does hereby reconfirm the conclusion of
Environmental Assessment 89-127 relative to the
environmental concerns of this tentative tract;
3. That it does hereby approve the subject first extension
of time to Tentative Tract Map #24774 for the reasons set
forth in this Resolution subject to the attached
conditions.
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 Members Bangerter, Sniff & Mayor Pena
NOES: None
ABSENT: Council Members Franklin & Perkins
ABSTAIN: None P*a*
JOHN
City of La Quinta, California
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^#CCity of La Quinta, California
APPROVED AS TO FORM:
DAWN HONEYWELL, ity Attorney
City of La Quinta, California
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^#C CITY COUNCIL RESOLUTION 92-100
CONDITIONS OF APPROVAL
TENTATIVE TRACT 24774 FINAL
DECEMBER 15, 1992
* Mitigation as identified in EA 89-127
** Amended by Planning Commission on March 27, 1990
Added by the Planning Commission on March 27, 1990
GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map No. 24774 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 January
31, 1994, unless approved for further extension pursuant
to the City of La Quinta Land Division Ordinance.
3. * Prior to issuance of any grading or building permits,
Developer shall cause City of La Quinta to retain a
qualified archaeologist, at Developer's expense, to
review any prior archaeological studies. If sub)ect site
is not covered by previous studies, on-foot survey of
site shall be done and mitigation and monitoring plan for
artifact location and recovery shall be prepared. The
plan shall be submitted to the Coachella Valley
Archaeological Society CVAS) for a two-week review and
comment period. At a minimum, the plan shall:
a. Identify the means for digging test pits;
b. Allow sharing the information with CVAS; and,
c. Provide for further testing if the preliminary
results show significant materials 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.
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^#CConditions of Approval
Tentative Tract 24774
December 15, 1992
A list of qualified archaeological monitor(s), cultural
resources management firm employees, and any
assistant(s)/representative(s), shall be submitted to the
planning and Development Department. The list shall
provide the current address and phone number for each
monitor. The designated monitors may be changed from
time to time, but no such change shall be effective
unless served by registered or certified mail to the
planning and Development Department.
The designated monitors or their authorized
representatives shall have the authority to temporarily
divert, redirect, or halt grading activity to allow
recovery of resources. In the event of discovery or
recognition of any human remains, there shall be no
further grading, excavation or disturbance of the site or
any nearby area reasonable 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 analysis to be prepared and published, and submitted
to the planning and Development Department.
4. Approval of this Tentative Tract shall not be valid
unless and until property is annexed to the City of La
Quinta. Final map shall not be approved until the
annexation is completed. The property shall have been
annexed to the City within one year of the original date
of approval of the tentative map by the City Council.
5. All existing and proposed utilities adjacent to or on the
proposed site shall be installed in underground
facilities. Electric power lines over 12,500 volts are
not subject to this requirement.
6. * A noise study shall be prepared by a qualified acoustical
engineer, to be submitted to the planning and Development
Department for review and approval prior to final map
approval. The study shall concentrate on noise impacts
on the tract from perimeter arterial streets, and
recommend alternative mitigation techniques.
Recommendations of the study shall be incorporated into
the tract design. The study shall consider use of
building setbacks, engineering design, building
orientation, noise barriers berming and landscaping,
etc.), and other techniques so as to avoid the isolated
appearance given by walled developments. At a minimum, a
six-foot high decorative block wall shall be provided
around the project site. provisions shall be made to
comply with the following standards:
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^#C I.
Conditions of Approval
Tentative Tract 24774
December 15, 1992
a. Interior of residences habitable rooms only); CNEL
of less than 45 decibels.
b. Exterior; CNEL of less than 60 decibels in outdoor
living areas.
7. 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 recordation of final map.
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 i.e., off-site
improvements1 perimeter walls and perimeter landscaping)
with the orderly development of all phases within the
tentative tract.
8. Tract layout, including, but not limited to, lot sizes,
width, and depth, shall comply with R-1 zone requirements
or other zone as determined by City Council).
9. Prior to final map approval, the Subdivider shall submit
plans or criteria to be used for landscaping of all
single-family individual lot front yards. At a minimum,
the plans or criteria shall provide for three 15-gallon
trees for interior lots and five 15-gallon trees for
corner lots, and a permanent irrigation system and
suitable ground cover.
10. Prior to final map approval, the Applicant shall submit
to the Planning & Development Department 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 and park/retention basin area include
grading plan). 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/or
required walls.
c. Exterior lighting plan, emphasizing minimization of
light and glare impacts to surrounding properties.
11. * In-lieu Park & Recreation fees shall then be paid as
required by Subdivision Ordinance with recordation of
Tract maps.
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^#CConditions of Approval
Tentative Tract 24774
December 15, 1992
12. * Prior to issuance of any grading permits, the Applicant
shall submit to the Planning and Development Department
an interim landscape program for the entire tract, which
shall be for the purpose of wind erosion and dust
control. The land owner shall institute blowsand and
dust control measures during grading and site
development. These shall include, but not be limited to:
a. The use of irrigation during any construction
activities;
b. Planting of cover crop or vegetation upon
previously graded, but undeveloped, portions of the
site; and,
c. provision of wind breaks or wind rows, fencing,
and/or landscaping to reduce the effects upon
adjacent properties and property owners. The land
owner shall comply with requirements of the
Director of Public Works and planning and
Development. All construction and graded areas
shall be watered at least twice daily while being
used to prevent the emission of dust and blowsand.
Graded but undeveloped land shall be maintained in a
condition so as to prevent a dust and blowsand nuisance
and shall be either planted with interim landscaping or
provided with other wind and water erosion control
measures as approved by the Planning and Development and
Public Works Departments.
TRAFFIC, CIRCULATION, AND ENGINEERING
13. The Applicant shall dedicate all necessary public street
and utility easements 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-sac longer than 150-feet shall have a minimum
turning diameter of 76 feet. Cul-de-sac 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.
14. The Applicant shall vacate vehicle access rights, except
at street intersections to the following streets: Avenue
54, and right tu*ns only at intersection of C" Street
with Madison.
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Conditions of Approval
Tentative Tract 24774
December 15, 1992
15. A comon area lot shall be established for that area
between the tract perimeter wall and street right-of-way
for Madison and Avenue 54.
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 city's Landscape and Lighting District or the
Homeowner's Association. Applicant shall maintain all
other improvements until final acceptance of tract
improvements by the City Council.
16. 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 provision 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:
a. ON-SITE STREETS
1. Streets other than cul-de-sac Full-width
local street, 36 feet wide, refer to Std Dwg
#105.
2. Cul-de-sac full width local street
cul-de-sac, 36 feet wide, refer to Std Dwg
#800. Cul-de-sac bulbs shall have a 76 foot
diameter in accordance with the requirements
of the Fire Marshal.
b. OFF-SITE STREETS As required hereinbelow.
Improvements shall include all appurtenances such as
traffic signs, channelization markings, raised medians,
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 for
proper integration with proposed improvements. This
includes street width transitions extending beyond tract
boundaries.
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^#CConditions of Approval
Tentative Tract 24774
December 15, 1992
17. The Applicant shall have prepared street improvement
plans for public and private streets) 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" AC over 4" Class 2 Base minimum for residential
streets). Street design shall take into account the
subgrade soil strength, the anticipated traffic loading,
and a 20 year street design life.
18. The applicant shall provide a grading plan prepared by a
registered civil engineer. The applicant shall retain a
registered civil or geotechnical engineer or registered
land surveyor, as appropriate, for construction phase
services so that the engineer or surveyor, as
appropriate) may certify as to the constructed conditions
at the rough-grade stage and at the final-grade stage.
Certification of the rough grading, final grading and
building pad elevations is required prior to final
approval of grading construction.
19. The Developer of this subdivision shall submit a copy of
the proposed grading, landscaping, and irrigation plans
to Coachella valley Water District for review and comment
with respect to CVWD's water management program.
20. 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 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. Pursuant to
Section 11568 of the Business and Professions Code, the
soils report certification shall be indicated on the
final subdivision m*p.
21. 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.
22. Drainage disposal facilities shall be provided as
required by the City Engineer. The Applicant shall
comply with the provisions of the City Master Plan of
Drainage, including payment of any drainage fees required
therewith. All drainage runoff for 100-year storm shall
be retained in basin on-site.
The tributary drainage area for which the applicant is
responsible shall extend to the centerline of any public
street contiguous to the site.
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^#C II
Conditions of Approval
Tentative Tract 24774
December 15, 1992
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.
23. 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.
24. 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
for 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.
25. An encroachment permit for work in any abutting local
jurisdiction shall be secured prior to constructing or
joining improvements. Riverside County)
26. The Applicant shall pay the required processing plan
checking, and inspection fees as are current at the time
the work is being accomplished by City personnel or
subcontractors for the Planning, Building, or Engineering
Divisions.
27. The Applicant acknowledges that the City has formed a
City-wide Landscaping and Lighting District, and by
recording a subdivision map, agrees to be included in the
District. Any assessments will be done on a benefit
basis, as required by law. 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.
28. * All drainage for 100-year storm shall be retained
on-site, including runoff from Madison and Avenue 54.
29. Design and construct full landscaped median on Madison
and Avenue 54, or, provide suitable bonding for future
improvements.
30. **Construct Madison and Avenue 54 to one-half of 100-foot
Primary Arterial standard, plus one traffic lane, and
suitable conform to existing pavement.
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^#C 55
Conditions of Approval
Tentative Tract 24774
December 15, 1992
31. 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-mounted equipment
32. Applicant shall dedicate blanket easements over the
exterior common lots for the purpose of sidewalks and/or
bikepaths.
33. Bond 25 percent $25,000) future traffic signals at
Madison and Avenue 54.
34. Street names to be approved by Planning and Development
Department prior to recordation of tract map. Street
name signs shall be furnished and installed by the
Developer in accordance with standards of the City
Engineer. Signage type and design shall be subject to
review and approval of the Planning and Development
Department and the Public Works Department.
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF
BUILDING PERMITS
35. 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:
o City Fire Marshal
o City of La Quinta Public Works Department
o Planning and Development Department
o Coachella Valley Water District
o Imperial Irrigation District
* 0 Coachella Valley Unified School District
0 California Regional Water Quality Control Board
NPDES Permit)
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.
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^#C
Conditions of Approval
Tentative Tract 24774
December 15, 1992
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 or
building permits.
36. * 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.
37. 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.
38. The Applicant/Builder shall submit complete detail
architectural elevations for all units. Design Review
Board and Planning Commission, will review and approve
these as a Business Item. The basic architectural
standards shall be included as part of the CC & Rs as
needed.
39. * Prior to the issuance of any grading, building, or other
development permit or final inspection, 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 24774 and Environmental Assessment
89-127, which must be satisfied prior to the issuance of
any permits/final inspections. The Planning and
Development Director may require inspection or other
monitoring to assure such compliance. Said inspection or
monitoring may be accomplished by consultant(s) at the
discretion of the Planning Director, and all costs
associated shall be borne by the Applicant/Developer.
MISCELLANEOUS
40. The six-foot-high masonry perimeter wall along 54th
Avenue and Madison Street shall be provided. Plan for
wall to be approved by Planning Director prior to
recordation of tract map.
41. Decorative six foot block wall shall be installed around
CVWD well site with street frontages of site landscaped &
permanently irrigated.
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Conditions of Approval
Tentative Tract 24774
December 15, 1992
42. The city is contemplating adoption of a quality-assurance
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.
Applicant shall employ or retain a California registered
civil engineer, geotechnical engineer, or land surveyor,
as appropriate, to exercise sufficient supervision of the
construction and/or the approved quality control program
to be able to produce and sign as-built drawings and
certify compliance with the plans and specifications.
43. 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.
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
engineer or surveyor certifying to the as-built
conditions.
44. 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.
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