CC Resolution 1988-105^!7& 237
CITY COUNCIL RESOLUTION NO. 88-105
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA,
ANNOUNCING FINDINGS AND GRANTING A
ONE-YEAR TIME EXTENSION.
CASE NO. TT 21555 FIRST EXTENSION OF TIME
a) WHEREAS, the Planning Commission of the City of La
ID Quinta, California, did, on the 26th day of August, 1986, hold
a duly-noticed Public Hearing of the Environmental Analysis and
the request to subdivide 40.33 acres into a 150-lot
single-family residential subdivision, generally located on the
m northeast corner of Washington Street and Sagebrush Avenue,
more particularly described as follows:
THE NORTH HALF OF THE NORTHWEST QUARTER
OF THE SOUTHEAST QUARTER OF SECTION 31,
T55, R7E, S.B.B.& M.; AND THE SOUTH
HALF OF THE NORTHWEST QUARTER OF THE
SOUTHEAST QUARTER OF SECTION 31, T55,
R7E, S.B.B.& M.
WHEREAS, the City Council of the City of La Quinta,
California, did, on the 16th day of September, 1986, 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. 21555; and
did continue this Hearing to October 7, 1986; and,
WHEREAS, the City Council of the City of La Quinta,
California, at the continued Public Hearing of the 7th day of
October, 1986, considered the Environmental Analysis and
Tentative Tract Map No. 21555, and continued the same to a
special Council meeting on the 27th day of October; and,
WHEREAS, said Tentative Map complied with the
requirements of 11The 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, after
initial study Environmental Assessment No. 86-052), determined
that the project will not have a significant adverse impact on
the environment and that a Negative Declaration should be
filed; and,
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^!7&238
WHEREAS, at the Continued Public Hearing held on
October 27, 1986, upon hearing and considering all testimony
and arguments of all interested persons desiring to be heard,
said City Council did make findings to justify the approval of
said Tentative Tract map; and,
WHEREAS, at said Public Hearing, said Tentative
Tract Map No. 21555 was approved by the La Quinta City Council
based on said findings and subject to certain conditions; and,
WHEREAS, new Applicant, Dennis Freeman/Freeman
Realty and Development, has applied for this first Extension of
Time for Tentative Tract 21555, in accordance with Section
13.16.230 of the La Quinta Municipal Code relating to time
extensions for tentative maps; and,
WHEREAS, the La Quinta Planning Commission, on July
12, 1988, did find the following facts to justify a
recommendation for approval of said extension of time:
1. That Tentative Tract No. 21555, as conditionally
approved, is generally consistent with the goals,
policies and intent of the La Quinta General Plan, and
the standards of the Municipal Land Division and Land Use
Ordinances.
2. The subject site is physically suitable for the proposed
subdivision.
3. Adherence to the conditions of approval as modified)
will ensure that the project will not be likely to cause
substantial environmental damage and that impacts on
wildlife habitat will be mitigated to the extent feasible.
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 also
constitute the findings of the City Council in this case;
2. That it does hereby approve the above-described First
Extension of Time for Tentative Tract Map No. 21555 for
the reasons set forth in this Resolution and subject to
the attached conditions identified as Exhibit A".
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^!7& 239
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta City Council held on this 2nd day of August,
1988, by the following vote, to wit:
AYES: Councilmen Bohnenberger, Cox, Pena, Sniff, Mayor Hoyle
NOES: None
ABSENT: None
ABSTAIN: None
a) WILLIAM R. HOYLE, Mayor
ID City of La Quinta, California
cy)
JiLT ST:**erk
Co
*NDRA L. JUHOLA 1
City of La Quinta, California
APPROVED AS TO FORM:
I
B Y B T, City Attorney
City of L* Quinta, California
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^!7& EXHIBIT A"
CITY COUNCIL RESOLUTION NO. 88-105
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP NO. 21555
AUGUST 2, 1988
GENERAL
1. Tentative Tract Map No. 21555 shall comply with the
requirements and standards of the State Subdivision Map
Act and the City of La Quinta Land Division Ordinance,
a) unless otherwise modif ied by the following conditions.
1) 2. This Tentative Tract Map approval shall expire as
Cr) provided by Government Code Section 66452.6 or other
applicable sections, 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 City Engineer and the Planning Department.
4. Prior to approval of a final tract map, the Applicant
shall have submitted for review and received approval
from the Planning Commission, for the following items:
a. Dwelling unit floor plans, elevation designs, and
color and materials detailed in final form.
b. Tract grading and final building pad elevations
showing an east-west and north-south cross section
through the tract, extended to the centerline of
adjacent streets and a minimum of 100 feet beyond
interior boundaries.
C. Individual unit setback detailing along with lot
fencing/wall enclosures and landscaping initially
to be provided on individual lots typical and/or
required landscape criteria).
d. Tract boundary wall and landscape details berming
to perimeter walls is not to exceed a slope of 33%).
e. Revised map to provide for a minimum of one
emergency access point along eastern tract
boundary; or through street access to eastern
property, as may be arranged by private agreement.
If street opening is to be provided, the temporary
method of barricade shall be submitted along with
tract boundary treatment.
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^!7& f. A final siting plan delineating all setbacks, unit
mix and other applicable information.
5. 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:
* City Fire Marshal
* City Engineer
* City Planning Department
* Riverside County Environmental Health Department
* Desert Sands Unified School District
Evidence of said permits or clearances from the above
mentioned agencies shall be presented to the Building and
Safety Division at the time of the application for a
building permit for the use contemplated herewith.
GRADING AND DRAINAGE
6. The Applicant shall utilize dust control measures in
accordance with the Municipal Code and Uniform Building
Code and subject to the approval of the City Engineer.
7. The Applicant shall have prepared a grading plan that is
prepared by a Registered Civil Engineer, who will be
required to supervise the grading and drainage
improvement construction; and 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.
8. 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. Pursuant to
Section 11568 of the Business and Professions Code, the
soils report certification shall be indicated on the
final subdivision map.
9. Applicant shall comply with provisions of the Master Plan
of Drainage, including payment of any fees required
therewith, as in effect at time of recordation. Drainage
disposal facilities shall be provided as required by the
City Engineer. This may include off-site drainage
conduit to the La Quinta Stormwater Evacuation Channel.
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^!7& TRAFFIC AND CIRCULATION
10. Applicant shall comply with the following requirements of
the City Engineer:
a. The Applicant shall dedicate all necessary public
street and utility easements as required by the
City Engineer. Dedication of Washington Street
shall be based upon 60-foot from the centerline to
be established by the current precise alignment
study.
b. That the Applicant shall construct street
improvements to the requirements of the City
Engineer and the La Quinta Municipal LQMC).
CD Washington Street and Sagebrush shall be *lf-width
1)
Cr) improvements.
c. That 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 LQMC 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 street design
life.
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.
e. The Applicant shall undertake a traffic/
signalization study when 50 percent of the homes
within the development are occupied. The Developer
shall participate financially in the construction
of improvements indicated by the traffic study
results, in an amount proportionate to the
development as determined by the City.
11. A median break shall not be permitted at the northerly
tract entry, but rather, shall be allowed at Sagebrush
Avenue.
12. The City shall acquire the privately-held parcel of land
between the subject tract and the current Washington
Street right-of-way. The cost of such acquisition shall
be
proportionately shared among the subject tract and the
property to the north The Grove1') based on frontage.
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^!7& Prior to final map approval, the Developer/Subdivider
shall deposit with the City the estimated or actual
acquisition cost or enter into an agreement to reimburse
the City for this tract's assigned share of the
acquisition cost, as required by the City. Such payment
may be credited to Infrastructure Fees.
13. Applicant shall dedicate with recordation of the tract
map access rights to Washington Street for all individual
parcels which back up to it.
14. Perimeter Desert Club" easements shall be vacated or
otherwise legally removed prior to recordation of the
Final Map.
TRACT AND BUILDING DESIGN
15. Development of the project site shall comply with
Exhibits A, B1 1-B, through 5-B, and 1-C through 5-C, as
contained in the Planning Department's file for Tentative
Tract Map No. 21555 and the following conditions, which
conditions shall take precedence in the event of any
conflict with the provisions of the Tentative Tract Map.
16. A minimum 20-foot landscaped setback shall be required
along Washington Street. Design of these setbacks shall
be approved by the Planning Commission.
a. The minimum setback may be modified to an average"
if a meandering or curvilinear wall design is used.
b. The setback area shall be established as a separate
common lot and be maintained as set forth in
Condition No. 30.
17. Building setbacks shall conform to the requirements of
the R-1 Zone, except where a greater setback is required
herein. Rear yard setbacks for lots backing up to
Washington Street shall provide an average setback of 20
feet with no point of a home closer than 10 feet,
measured from the easterly line of the landscaped
perimeter setback.
18. Dwelling units in excess of 21 feet one story in height)
shall not be permitted on Lots 1, 2, 3, 4, 97, 98, 110,
111, 147, 148, 149, and 150. Dwelling units with
building heights of up to 28 feet two stories) may be
permitted along north, east, and south tract boundaries,
subject to review and approval by the Planning Commission.
19. The following floor plan standards shall be observed:
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^!7& a. Garages shall be a minimum 20' x 20' clear) with
no encroach by appliances, mechanical equipment,
storage areas, etc.
b. Bedrooms shall have no dimension less than 10 feet.
20. If any Plan V units incorporate three-car garages, the
siting of these units may need to be adjusted to meet
setback requirements.
21. All roof-mounted mechanical equipment shall be screened
from view on all sides by the roof design. Any
ground-mounted equipment shall be screened in an approved
0) manner and shall be located outside of required setbacks.
II) 22. Any minor changes in unit mix, building colors and
cy) materials, lot lines or shapes, street alignments shall
be approved by the Planning Department.
CD PUBLIC SERVICES AND UTILITIES
23. The Applicant shall comply with the requirements of the
City Fire Marshal:
a. Schedule A" fire protection approved super fire
hydrants, 6" x 4" x 2-1/2" x 2-1/2") shall be
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 fire hydrant. Minimum fire flow shall be
1500 GPM for 2-hours duration at 20 PSI.
b. Cul-de-sacs longer than 150 feet shall have a
minimum turning diameter of 90 feet.
C. 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 local water company 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."
24. The Applicant shall comply with the requirements of the
Coachella Valley Water District as follows:
a. The water and sewage disposal system for the
project shall be installed in accordance with the
requirements of the City and CVWD.
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^!7& a
b. Tentative Tract No. 21555 shall be annexed to
Improvement District No. 55 of the Coachella Valley
Water District for Sanitation Service.
c. Where there are identified conflicts with existing
Coachella Valley Water District facilities, the
City shall withhold permits until satisfactory
arrangements have been made with the District.
25. The Applicant shall comply with the requirements of the
Imperial Irrigation District prior to issuance of any
building permits within the tract. Applicant shall
provide written clearance that Imperial Irrigation
District can provide service to this tract.
26. All utility improvements shall be installed underground.
27. In order to mitigate impacts on public schools, the
Applicant shall comply with the following:
a. Prior to recordation of the final map, the
Applicant shall enter into an agreement to pay
School Mitigation Developer Fees with the Desert
Sands Unified School District DSUSD).
WALLS, FENCING, SCREENING, AND LANDSCAPING
28. The approved landscaping for individual lot front and
corner side yards, and fencing improvements shall be
installed within 90 days after the issuance of a
Certificate of Occupancy. The Developer/Subdivider shall
provide a $10,000 guarantee bond, per 10 units requested
for occupancy, releasable only to the City, to insure
said landscaping and improvements are installed within
the 90-day time limit. The Developer/Subdivider shall
maintain a $10,000 bond until all unit landscaping is
completed.
29. Desert or native plan species and drought resistant
planting materials shall be encouraged to be incorporated
into the landscaping plans for the site.
30. The Developer/Subdivider shall make provisions for
maintenance of all common areas by one or more of the
following methods prior to final map approval:
a. Developer/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 Highway Code
22600 et seq.), to implement maintenance of all
improved landscape buffer and storm water retention
areas. It is understood and agreed that the
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^!7& Developer/Applicant shall pay all costs of
maintenance for said improved areas until such time
as tax revenues are received from assessment of the
real property,
b. The Applicant shall submit to the Planning and
Development Department a Management and Maintenance
Agreement, to be entered into with the Unit/lot
owners of this land division, in order to insure
common areas and facilities will be maintained. A
homeowner's association shall be created with the
unqualified right to assess the owners of the
individual units for reasonable maintenance costs.
0) The association shall have the right to lien the
property of any owners who default in the payment
ID of their assessments.
Y)
The common facilities to be maintained are as follows:
1. Storm water retention system.
2. Twenty-foot perimeter parkway lot along Washington
Street.
31. All lighting facilities shall be designed to minimize
light and glare impacts to surrounding property and shall
be subject to review and approval by the Planning and
Development Department.
MISCELLANEOUS
32. Plot Plan approval shall be secured prior to establishing
any construction facilities, sales facilities, and signs
on the subject property.
33. 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.
34. The Developer shall retain a qualified archaeologist
immediately and take appropriate mitigation measures when
any archaeological remains or artifacts are encountered
during project development.
35. Prior to recordation of a final map, the Applicant shall
pay the required mitigation fees for the Coachella Valley
Fringe-Toed Lizard Habitat Conservation Program, as
adopted by the City.
36. Provisions shall be made to comply with the provisions
and requirements of the City's adopted Infrastructure Fee
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^!7& program in effect at the time of issuance of building
permits.
37. 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 and Development
Department, Building or Engineering Divisions.
38. Applicant shall submit plans for street lighting along
roads, if any, for review and approval by the Planning
and Development Department.
39. Prior to issuance of building permits, building setbacks,
engineering design, orientation of buildings, and noise
barriers shall be used to reduce noise impacts from
existing and future nearby streets to within State
standards. A noise study shall be prepared by a licensed
Acoustical Engineer and submitted to the Planning and
Development Department for review prior to recordation of
a final map. The study should concentrate on noise
impacts from perimeter arterial traffic on the
development and alternative mitigation techniques.
Design of perimeter street parkway areas shall
incorporate to the fullest extent the use of berming and
landscaping techniques so as to to avoid the closed or
isolated impression given by wall-in developments.
40. 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.
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