CC Resolution 1988-026^!6L 165
CITY COUNCIL RESOLUTION NO. 88-26
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA,
ANNOUNCING FINDINGS CONFIRMING THE
ENVIRONMENTAL ANALYSIS AND GRANTING
APPROVAL OF TENTATIVE TRACT NO. 23268,
TO ALLOW THE CREATION OF A LAND SALES
SUBDIVISION.
CASE NO. TT 23268 VALLEY LAND DEVELOPMENT COMPANY
0) WHEREAS, the Planning Commission of the City of La
Lfl Quinta, California, did, on the 23rd day of February, 1988,
hold a duly-noticed Public Hearing to consider the request of
Valley Land Development Company to subdivide 48.5 acres into
m 201 single-family development lots for sale, generally located
along the north side of Miles Avenue, +663 feet west of Adams
Street, more particularly described as:
A portion of the south half of the
northeast quarter of Section 19,
Township 5 south, Range 7 east, SBBM;
and,
WHEREAS, the City Council of the City of La Quinta,
California, did, on the 15th day of March, 1988, hold a
duly-noticed Public Hearing to consider the Applicant's request
and recommendation of the Planning Commission concerning the
environmental analysis and Tentative Tract Map No. 23268; and,
WHEREAS, the City Council continued said Public
Hearing to April 5, 1988 at 7:30 p.m.; 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 the Planning Director has
determined, after initial study, that the project will not have
a significant adverse impact on the environment and that a
Negative Declaration should be filed; and,
WHEREAS, the City Council at said continued 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 to
justify the approval of said tentative tract map:
1. That Tentative Tract No. 23268, as conditionally
approved, is consistent with the goals, policies and
intent of the La Quinta General Plan and the standards of
the Municipal Land Division Ordinance.
2. That the subject site is physically suitable for the
proposed land division.
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3. That the design of Tentative Tract Map No. 23268 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 mitigate this impact.
4. That the design of the subdivision, as conditionally
approved, is not likely to cause serious public health
problems.
5. That general impacts from the proposed tract were
considered within the MEA prepared and adopted in
conjunction with the La Quinta General Plan.
6. That the City is not in a capable financial position, or
at an optimum level of staffing to undertake
responsibility for maintenance and repair of certain
interior project improvements.
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 confirm the conclusion of
Environmental Assessment No. 88-085 relative to the
environmental concerns of this tentative tract and that a
Negative Declaration is appropriate for filing;
3. That it does hereby approve the above-described Tentative
Tract Map No. 23268 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 5th day of April,
1988, by the following vote, to wit:
AYES: Council Members Cox, Pena, Sniff, Bohnenberger, Mayor Hoyle
NOES: None
ABSENT: None
ABSTAIN: None
W LLIAM R. HOYLE, Mayor
City of La Quinta, California
UNDRA L. J HO City Cler
City of La Quinta, California
AS TO FORM:
BA Y BR T, City Attorney
City of La Quinta, California
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CITY COUNCIL RESOLUTION NO. 88-26
CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO. 23268
APRIL 5, 1988
GENERAL
1. Tentative Tract Map No. 23268 shall comply with the
a) requirements and standards of the State Subdivision Map
Act and the City of La Quinta Land Division Ordinance1
1) unless otherwise modified by the following conditions.
Cr)
2. This tentative tract map approval shall expire two years
CD af ter the original date of approval by the La Quinta City
Council unless approved for extension pursuant to the
City of La Quinta Land Division Ordinance.
3. Tract phasing plans, including phasing of public
improvements, shall be submitted for review and approval
by the Public Works Department and the Planning &
Development Department.
4. Prior to the issuance of a building permit for
construction of any building or use contemplated by this
approval, the Applicant shall obtain permits and/or
clearances from the following public agencies:
o City Fire Marshal
o City of La Quinta Public Works Department
o Planning and Development Department, Planning
Division
o Riverside County Environmental Health Department
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.
GRADING AND DRAINAGE
5. The Applicant shall submit a grading plan that is
prepared by a registered civil engineer who will be
required to supervise the grading and drainage
improvement construction and to certify that the
constructed conditions at the rough grade stage are as
per the approved plans and grading permit. This is
required prior to issuance of building permits.
Certification at the final grade stage and verification
of pad elevations is also required prior to final
approval of grading construction.
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6. 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.
7. Drainage disposal facilities shall be provided as
required by the Public Works Director. The Applicant
shall comply with any fee requirements as may be in
effect at the time of final map recordation. Drainage
facilities shall be capable of retaining 100-year storm
flows on-site.
TRAFFIC AND CIRCULATION
8. 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.
b. The Applicant shall construct street improvements
to the requirements of the City Engineer and the La
Quinta Municipal Code, as follows:
1) Miles Avenue shall be constructed to City
standards for a 110-foot right-of-way width
Primary Arterial), with final curb-to-curb
width determined by the City Engineer.
2) All interior streets shall be designed to
City standards for local streets 60-foot
right-of-way, 40-foot curb-to-curb width).
Street I" may be designed with a 100-foot
right-of-way and a 12-foot wide median from
the Miles Avenue intersection to the
intersection of streets B", *"F"*, and *
the remainder is to have a 60-foot
right-of-way. Cul-de-sacs shall be designed
for a 56-foot right-of-way width, with a
45-foot right-of-way turnaround radius.
c. 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 three-inch
AC over four-inch Class 2 Base minimum for
residential streets).
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d. 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.
9. Median break may be allowed at the main tract entry from
Miles Avenue, but the eastern access shall be limited to
right turn movements in or out of the project.
10. Applicant shall dedicate, with recordation of the tract
map, access rights to Miles Avenue for all individual
a) parcels which front or back-up to that right-of-way.
Ln
Cr) TRACT DESIGN
m 11. A minimum 20-foot landscaped setback shall be required
along Miles Avenue. Design of the setbacks shall be
approved by the Planning and Development Department.
Setbacks shall be measured from the ultimate right-of-way
line.
a. The minimum 20-foot setback may be modified to an
11average if a meandering or curvilinear wall
design is used.
b. The setback area shall be established as a separate
lot or easement for landscaping and be maintained
as set forth in Condition No. 23, unless an
alternate method is approved by the Planning and
Development Department.
12. The Applicant shall prepare, for Planning Commission
review and approval as a Business Agenda Item,
architectural standards for the future residences. These
standards shall be recorded as C.C. & Rs.
13. All lots within 150 feet of the ultimate right-of-way for
Miles Avenue shall be limited to one story, not to exceed
20 feet in height.
PUBLIC SERVICES AND UTILITIES
14. The Applicant shall comply with the requirements of the
City Fire Marshal:
a. Schedule A fire protection shall be provided by
approved standard fire hydrants 6" * 4" x 2-1/2" x
2-1/2"), located one at each street intersection
and spaced not more than 330 feet apart in any
direction with no portion of any lot frontage more
than 165 feet from a hydrant. Minimum fire flow
shall be 1000 GPM for two hours duration at 20 PSI.
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b. Applicant/Developer shall furnish one 1) copy of
the water system plans to the Fire Department for
review. Plans shall conform to fire hydrant types,
location and spacing, and the system shall meet the
fire flow requirements. Plans shall be
signed/approved by a registered civil engineer and
the Coachella Valley Water District, with the
following certification: I certify that the
design of the water system is in accordance with
the requirements prescribed by the Riverside County
Fire Department." The required system, including
hydrants, shall be installed and accepted by the
Coachella Valley Water District prior to any
combustible materials being placed on an individual
lot.
15. The Applicant shall comply with all the 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.
Written clearance/acceptance of the locations by CVWD
shall be provided.
16. The Applicant shall coordinate with Sunline Transit to
provide a future bus turnout with shelter along Miles
Avenue. Sunline Transit must request that the Applicant
construct the bus turnout and shelter within two years
from the date Council approves this Tentative Tract. The
Applicant shall provide a two-year bond to insure
construction of these improvements. Should Sunline
Transit not request these improvements within the
two-year time limit, the bond shall be released and the
Applicant is released from this condition.
WALLS, FENCING, SCREENING AND LANDSCAPING
17. 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.
18. 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 an irrigation system for each unit
as well as all common areas. Desert or native
plant species and drought-resistant planting
materials should be incorporated into the landscape
plan.
b. Location and design detail of any proposed and/or
required walls.
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C. Exterior lighting plan, emphasizing minimization of
light and glare impacts to surrounding properties.
19. Prior to final map approval, the Applicant shall submit
criteria to be used for landscaping of all individual lot
front yards. At a minimum, this criteria shall provide
for two trees and an irrigation system.
MISCELLANEOUS
20. Provisions shall be made to comply with the standards and
a) requirements of the City's adopted Infrastructure Fee
U) Program in effect at the time of issuance of building
permits.
21. 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 of the La Quinta Municipal Code. The
proposal for dedication, fee-in-lieu, or combination
thereof shall be based upon a dedication requirement of
1.75 acres, as determined in accordance with said Section.
22. 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.
23. The subdivider shall make provisions for maintenance of
all common 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 & Highways Code,
Section 5820 et seq.) or the Lighting and
Landscaping Act of 1972 Streets & Highway Code
22600 et seq.) to implement maintenance of all
improved common ownership areas. It is understood
and agreed that the developer/Applicant shall pay
all above costs of maintenance for said improved
common areas until such time as tax revenues are
received from assessment of the real property.
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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 subdivision, in order to insure
common 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) Twenty-foot perimeter parkway lot along Miles
Avenue.
3) Twelve-foot median within Street I main
access from Miles Avenue).
24. 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. Any assessments will be done on a benefit
basis, as required by law.
25. The developer shall retain a qualified archaeologist
immediately upon discovery of any archaeological remains
or artifacts and employ appropriate mitigation measures
during project development.
26. 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.
27. 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.
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28. If prior to final map approval, a City General Plan Study
and Amendment changes the land use classification of the
area in which the subject tentative map is located to Low
Density Residential, the number of residential lots
occurring on the final map(s) shall not exceed 193 4.0
dwelling units per acre).
a)
U)
cy)
m
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