CC Resolution 1993-044^"D
RESOLUTION 93-44
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING REVISED
TENTATIVE TRACT 23971, THIRDAND FINAL EXTENSION
OF TIME
CASE NO. REVISED TT 23971, EXTENSION OF TIME
DEANE HOMES
WHEREAS, the City Council of the City of La Quinta, did, on the 18th day of
May, 1993, did hold a duly noticed Public Hearing to consider the request of Deane Homes to
approve a third one year extension of time for Tentative Tract 23971, generally located at the
northeast corner of Washington Street and Miles Avenue, more particularly described as:
A PORTION OF THE NORTHWEST AND
NORTHEAST QUARTER OF SECTION 10,
TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN
BERNARDINO BASE MERIDIAN
WHEREAS, the Planning Commission of the City of La Quinta, California by
adoption of Resolution 93-020 did recommend approval of a third and final one year extension
of time; and,
WHEREAS, the City Council of the City of La Quinta, California, did on the 7th
day of March, 1989, and the 6th day of March, 1990, hold a duly noticed Public Hearing to
consider the Applicant's request and recommendation of the Planning Commission concerning
Tentative Tract 23971 and Revised Tentative Tract 23971 respectively, and on both occasions
made findings to justify the approval of the applications; and,
WHEREAS, the City Council of the City of La Quinta, did on the 16th day of
January, 1990, approve the final map for Tract 23971-1; and,
WHEREAS, the City Council of the City of La Quinta, did on the 19th day of
March, 1991, approve a first one year extension of time for Tentative Tract 23971; and,
WHEREAS, the City Council of the City of La Quinta did on the 3rd day of
March, 1992, approve a second one year extension of time for Tentative Tract 23971; 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 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 will not have a significant adverse impact on the environment; and,
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WHEREAS, mitigation of various physical impacts have been identified and
incorporated into the approval conditions for Revised Tentative Tract 23971, thereby requiring
that monitoring of those mitigation measures be undertaken to assure compliance with them; and,
WHEREAS, the owners, Deane/La Quinta Limited Partnership, have applied for
this second extension of time for Revised Tract 23971, in accordance with Section 13.16.230
of the La Quinta Municipal Code relating to time extension on tentative maps; and,
WHEREAS, at said Public Meeting, said City Council did find the following facts
to justify approving said Tentative Tract Map third extension of time:
1. That Revised Tentative Tract 23971, as conditionally recommended, is consistent with
the goals, policies, and intent of the La Quinta General Plan for land use density, unit
type, circulation requirements, R-2-8000 and R-1 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 the west to the east side of the property. The proposed circulation
design and single f*im*y lot layouts, as conditioned, are, therefore, suitable for the
proposed land division.
3. That the design of Revised Tentative Tract 23971 may cause substantial environmental
damage or injury to the wildlife habitat of the Coachella Valley Fringe-Toed Lizard, but
mitigation measures in the form of fees for a new habitat area will lessen this impact.
4. That the design of the subdivision, as conditionally approved, will be developed with
public sewers and water, and, therefore, is not likely to cause serious public health
problems.
5. That the design of Revised Tentative Tract Map 23971 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 Revised Tentative Tract 23971, as conditioned, provides for adequate
maintenance of the landscape buffer areas.
7. That the proposed Revised Tentative Tract 23971, as conditioned, provides storm water
retention, park facilities, and noise mitigation.
8. That general impacts from the proposed tract were considered within the MEA prepared
and adopted in conjunction with the La Quinta General Plan.
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Resolution No. 93-44
WHEREAS, in the review of the third time extension of this revised tentative tract
nap, 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 recommend the conclusion that a new Environmental Assessment is
not needed and the Environmental Assessment 88-107), approved by the City Council
as part of the original project approval, applies to this third extension of time.
3. That it does hereby approve Revised Tentative Tract 23971 third and final time extension
for the reasons set forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
City Council held on this 18th day of May, 1993, by the following vote, to wit:
AYES: Council Members Bangerter, Mccartney, Perkins,Sniff &
Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
JOHN**A, or
City of La Quinta, California
AUNDRA L. JUHOL City Clerk
City of La Quinta, California
APPROVED AS TO FORM
7
DAWN HONEYWELL,' City Attorney
City of La Quinta, California
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RESOLUTION 93-020
CONDITIONS OF APPROVAL ADOPTED
TENTATIVE TRACT MAP NO. 23971, REVISED
THIRD AND FINAL EXTENSION OF TIME
MAY 11, 1993
* Amended by Planning Commission May 11, 1993
** Added by Planning Commission May 11, 1993
GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map 23971 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 March 3,
1994.
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 or bond for half street
improvements to the requirements of the City Engineer and
the La Quinta Municipal Code, as follows:
a. Washington Street shall be constructed to City
standards for a 120-foot right-of-way width Major
Arterial), with a curb-to-curb width of 96 feet,
with a eight-foot sidewalk, and two-percent cross
slope to centerline, plus joins.
b. Miles Avenue shall be constructed to City standards
for a 110-foot right-of-way width Primary
Arterial), with an 18-foot raised median island,
six-foot sidewalk, and two-percent cross slope to
centerline, plus joins.
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Resolution No. 93-44
Conditions of Approval
Tentative Tract 23971, Revised
May 11, 1993
C. The interior public street system shall be designed
pursuant to the approved Exhibit A tract map) for
TT 23971, with a 60-foot right-of-way, a four-foot
sidewalk, and two-percent slope. Streets A, E, H,
and G south of street A) shall have a curb-to-curb
width of 40 feet. The remainder of the streets
shall have a curb-to-curb width of 36 feet.
Any variations to the approved street system design
sections shall be subject to review and approval by
the Public Works Department.
7. An encroachment permit for work in any abutting local
jurisdiction shall be secured prior to constructing or
joining improvements i.e., County of Riverside).
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP
APPROVAL
8. 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 parkland 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 1.96 acres, as
determined in accordance with said Section.
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 and
landscaping, etc.), and other techniques so as to avoid
the isolated appearance given by walled developments.
10. 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.
11. 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:
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Conditions of Approval
Tentative Tract 23971, Revised
May 11, 1993
a. Subdivider shall consent to the formation of a
maintenance district under Chapter 26 of the
Improvement Act of 1911 Streets and Highways Code,
Section 5820 et seq.) or the Lighting and
Landscaping Act of 1972 Streets and Highways Code
22600 et seq.) to implement maintenance of all
improved landscape buffer and storm water retention
areas. It is understood and agreed that the
developer/applicant shall pay all costs of
maintenance for said improved areas until such time
as tax revenues are received from assessment of the
real property.
b. The applicant shall submit to the Planning and
Development Department a Management and Maintenance
Agreement, to be entered into with the unit/lot
owners of this land division, in order to insure
comon areas and facilities will be maintained. A
unqualified right to assess the owners of the
individual units for reasonable maintenance costs.
The association shall have the right to lien the
property of any owners who default in the payment of
their assessments.
The comon facilities to be maintained are as
follows:
1) Storm water retention system.
2) Twenty-foot perimeter parkway lot along
Washington Street
3) Twenty-foot perimeter parkway lot along Miles
Avenue.
12. 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.
13. The applicant shall coordinate with Sunline Transit and
the City to provide a future bus turnout and shelter
location on Washington Street. A bus turnout shall be
provided for in the approved street improvement plans, and
shall either be constructed with those improvements bonded
for. Appropriate bonding shall be provided in lieu of a
completed bus stop shelter, until such time as service is
provided by Sunline.
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Resolution No. 93-44
Conditions of Approval
Tentative Tract 23971, Revised
May 11, 1993
Grading and Drainage
14. The applicant shall submit a grading plan that is prepared
by a registered civil engineer.
A registered civil engineer shall exercise sufficient
engineering control during grading and construction to
insure compliance with the plans, specifications and code
within his purview.
Certification at the final grade stage and verification of
pad elevations is also required prior to final approval of
grading construction.
15. The applicant shall submit a copy of the proposed grading,
landscaping, and irrigation plans to Coachella valley
Water District for review and coment with respect to
CVWD's 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 required a written
authorization from the owner(s) slope easement) in a form
acceptable to the City Engineer.
*18. Storm water run-off produced in 24 hours during a 100 year
storm shall be retained on site. The tributary drainage
area for which the applicant is responsible shall extend
to the centerline of adjacent public streets.
In design of retention facilities, the percolation rate
shall be considered to be zero unless the applicant
provides site-specific data that indicates otherwise.
Nuisance water shall be disposed of by means of trickling
sand filer and leachfield of a design approved by the City
Engineer. The sand filter and leach field shall be sized
to percolate 22 gallons per day per 1,000 square feet of
drainage area.
Retention basin slopes shall not exceed 3:1. If retention
is on individual lots, the retention depth shall not
exceed two feet. If retention is in one or more comon
retention basins, the retention depth shall not exceed six
feet.
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Conditions of Approval
Tentative Tract 23971, Revised
May 11, 1993
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. The tract shall be graded to receive storm
flow from adjoining property at locations that have
historically received flow.
The design of the tract shall not cause any change in
flood boundaries, levels or frequencies in any area
outside the tract.
19. Owner shall execute and record a Declaration of
Dedication" in a form acceptable to the City and offering
the dedication of drainage retention basin(s) to the City
for future acceptance and maintenance. 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. Improvement plans for all on- and off-site streets
and access gates shall be prepared by a registered
civil engineer. Improvements shall be designed and
constructed in accordance with the La Quinta
Municipal Code, adopted Standard Drawings, and as
approved by the City Engineer.
Street pavement sections shall be based on a
Caltrans design procedure for a 20-year life and
shall consider soil strength and anticipated traffic
loading. The minimum pavement section for
residential streets shall be 3" AC/4-1/2" Class-2
base.
Improvements shall include all appurtenances such as
traffic signs, channelization markings, raised
medians if required, street name signs, sidewalks,
and mailbox clusters 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. Improvements may be required beyond the
tract boundaries.
c. Street name signs shall be furnished and installed
by the Developer in accordance with City standards.
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Resolution No. 93-44
Conditions of Approval
Tentative Tract 23971, Revised
May 11, 1993
21. Applicant shall dedicate, with recordation of the tract
map, access rights to Washington Street and Miles Avenue
for all individual parcels which front or back-up to those
rights-of-way.
Tract Design
22. A minimum 20-foot landscaped*setback shall be required
along Washington Street and Miles Avenue. Design of the
setbacks shall be approved by the Planning and Development
Department. Setbacks shall be measured from ultimate
right-of-way lines.
a. The minimum setbacks may be modified to an average"
if a meandering or curvilinear wall design is used.
b. Setback areas shall be established as a separate
common lot and be maintained as set forth in
Condition No. 11, unless an alternate method is
approved by the Planning and Development Department.
23. The tract layout shall comply with all the R-l 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.
24. The Applicant shall acquire property from the owners of TT
23269 to allow for a third access. The access should line
up with street A" in TT 23971. Alternatively, the
Applicant shall acquire property from the owner of TT
23268 to provide an access to line up with street B" in
TT 23971.
The Applicant is responsible for the necessary
construction of the road connection. The above is subject
to City Engineer review and approval. Condition 34 shall
also apply to the above access point.
Walls, Fencing, Screening, and Landscaping
*25. 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.
Graded but undeveloped land shall be maintained in a
condition so as to prevent dust and blowsand nuisances and
shall be planted with interim landscaping or provided with
other wind and water erosion control measures as provided
by the Planning and Development Departments.
*26. Prior to final map approval, the Applicant shall submit to
the Planning Division for review and approval a plan or
plans) sho*inq the following:
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Conditions of Approval
Tentative Tract 23971, Revised
May 11, 1993
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/or
required walls.
c. Exterior lighting plan, emphasizing minimization of
light and glare impacts to surrounding properties.
Landscape and irrigation plans for landscaped lots, common
retention basins and park facilities shall be prepared by
a licensed landscape architect. 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.
Landscape and irrigation plans shall meet the requirements
of and be signed by the Planning and Development Director,
the City Engineer, the Coachella Valley Water District,
and the Riverside County Agricultural Commissioner.
The applicant shall insure that landscaping plans and
utility plans are coordinated to provide visual screening
of above-ground utility structures.
The applicant shall maintain the landscaped areas of the
subdivision such as common lots, landscaped setbacks and
retention basins until those areas have been accepted for
maintenance by the City's Landscape and Lighting District
or a homeowner's association HOA). The applicant shall
maintain all other improvements until final acceptance of
tract improvements by the City Council.
27. 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.
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF
BUILDING PERMITS
28. 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:
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Resolution No. 93-44
Conditions of Approval
Tentative Tract 23971, Revised
May 11, 1993
o City Fire Marshal
o City of La Quinta Public Works Department
o Planning and Development Department, Planning
Division
o Coachella Valley Water District
o Desert Sands Unified School District
o Imperial Irrigation District
Evidence of said permits or clearances from the
above-mentioned agencies shall be presented to the
Building Division at the time of the application for a
building permit for the use contemplated herewith.
29. 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
30. Seventy-five percent of dwelling units within 150 feet of
the ultimate right-of-way 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 along Miles Avenue
frontage. No dwelling units within 150 feet of the
ultimate right-of-way of Washington Street shall be higher
than one story.
31. 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.
32. If a specific dwelling product is envisioned or if groups
of lots are sold to builders prior to the issuance of
building permits, the Applicanti Builder shall submit
complete detail architectural elevations for all units.
The Planning Comission will review and approve these as a
Business Item. The basic architectural standards shall be
included as part of the C.C. & Rs.
Traffic and Circulation
33. The Applicant shall pay a 25 percent share of all fees
necessary for signalization costs at the corner of
Washington Street and Miles Avenue, and 100 percent of
signalization costs at the Washington Street access to the
tentative tract.
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Conditions of Approval
Tentative Tract 23971, Revised
May 11, 1993
34. The termination point of the street shown as Lot H" on
Exhibit A T'entative*Tract Map), shall be barricaded to
the satisfaction of the public Works Department, unless
the road network for Tract 23268 has been constructed and
completed.
public Services and Utilities
35. The applicant shall comply with the requirements of the
City Fire Marshal.
36. 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.
*37 All existing and proposed utilities adjacent to or within
the proposed development shall be installed underground.
High voltage power lines which the power authority will
not accept underground are exempt from this requirement.
In areas where hardscape surface improvements are planned,
underground utilities shall be installed prior to
construction of the surface improvements. The applicant
shall provide certified reports of utility trench
compaction texts for approval of the City Engineer.
**38. The City is contemplating adoption of a quality assurance
program for privately-funded construction. If the program
is adopted prior to issuance of permits for construction
of the improvements required for this map, the applicant
shall fully comply with the quality assurance program.
If the quality assurance program has not been adopted, the
applicant shall employ construction quality assurance
measures which meet the approval of the City Engineer.
**39* Upon completion of construction, the applicant shall
furnish the City reproducible record drawings of all plans
signed by the city Engineer. Each sheet of the drawings
shall have the words Record Drawings", As-Built" or
As-Constructed" clearly marked on each sheet and be
stamped and signed by the engineer or surveyor certifying
the accuracy of the drawings.
**40. The applicant shall pay all deposits and fees required by
the City for plan checking and construction inspection.
Deposit and fee amounts shall be those in effect when the
applicant makes application for the plan checks and
permits.
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Resolution No. 93-44
Conditions of Approval
Tentative Tract 23971, Revised
May 11, 1993
**41. Grading, drainage, street, lighting, landscaping and
irrigation park, gate, and perimeter wall plans are not
approved for construction until they have been signed by
the City Engineer.
**42. Prior to issuance of Certificates of Occupancy for
buildings within the tract, the applicant shall install
traffic control devices and street name signs along access
roads to those buildings.
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