CC Resolution 1988-135^ 7 CITY COUNCIL RESOLUTION 88-135
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA,
ANNOUNCING FINDINGS AND APPROVING A
ONE-YEAR TIME EXTENSION FOR THE FILING
OF A FINAL MAP.
CASE NO. TT 21880 FIRST EXTENSION OF TIME
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 26th day of August, 1986, hold
a duly-noticed Public Hearing on the Environmental Analysis and
the request to subdivide +731 acres into a 330-lot
single-family residential subdivision with associated golf
course and open space lots, generally located on the southeast
corner of Avenue 52 and Avenida Bermudas, more particularly
described as follows:
A PORTION OF SECTIONS 6 AND 7,
T6S, R7E, S. B. B. & M.
WHEREAS, the Planning Commission, at said Public
Hearing, did decide to continue the Hearing until September 9,
1986; and
WHEREAS, the Planning Commission of the City of La
Quinta, California, at the continued Public Hearing of the 9th
day of September, 1986, considered the Environmental Analysis
and Tentative Tract Map No. 21880 and recommended to the City
Council adoption of the Environmental Analysis and approval of
Tentative Tract Map No. 21880; and,
WHEREAS, the City Council of the City of La Quinta,
California, did, on the 7th day of October, 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. 21880; and,
WHEREAS, said Tentative Map complied with the
requirements of 1The 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. 86-059) determined
that although the proposed project could have a significant
effect on the environment, there would not be a significant
effect in this case because appropriate mitigation measures
were made conditions of the development approval, and that a
Negative Declaration should be filed; and,
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^ 7 WHEREAS, at the Public Hearing held on October 7,
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. 21880 was approved by the La Quinta City Council
based on said findings and subject to certain conditions; and,
WHEREAS, the owner, Crystal Canyon of La Quinta has
applied for this first Extension of Time for Tentative Tract
21880, in accordance with Section 13.16.230 of the La Quinta
Municipal Code relating to time extensions on tentative maps;
and,
WHEREAS, on November 22, 1988, the La Quinta
Planning Commission adopted Resolution No. 88-029, recommending
to the City Council approval of the first one-year extension of
time for Tentative Tract 21880; and,
WHEREAS, the La Quinta City Council, on December 6,
1988, did find the following facts to justify recommending
approval of said extension of time:
1. The design and improvements of the approved Tentative
Tract No. 21880 are consistent with the current goals and
objectives of the La Quinta General Plan.
2. Tentative Tract No. 21880 is consistent with current
standards of the Municipal Zoning and Land Division
Ordinances.
3. The subject site is physically suitable for a 330-unit
development with a density of 0.8 units per acre.
4. The design of Tentative Tract No. 21880 and its related
improvements are not likely to cause environmental damage
or substantially and avoidably injure fish and wildlife
or their habitat provided that approval conditions
related to mitigation measures for the flora, fauna, and
archaeological resources are complied with.
5. The design of Tentative Tract No. 21880 and the type of
improvements are not likely to cause public health
problems nor would they conflict with existing public
easements.
6. The location and appearance of the proposed dwelling
units will be made compatible with the area in which the
330-unit development is located.
7. The proposal to provide approximately 70% of the site as
usable open space area exceeds the minimum requirements
for planned residential developments.
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^ 7 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 Planning Commission
and the City Council in this case;
2. That it does hereby approve the above-described
First Extension of Time for Tentative Tract Map No.
21880 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 6t*h day of December,
1988, by the following vote, to wit:
AYES: Council Members Bohnenberger, Bosworth, Rushworth,
Sniff, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
City of La Quinta, California
ST:
x*SAUNDRA L. JUHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
City of La Quinta, California
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CONDITIONS OF APPROVAL THE HERITAGE CLUB
TENTATIVE TRACT NAP NO. 21880
DECEMBER 6, 1988 CITY COUNCIL RESOLUTION No. 88-135
* Indicates condition revised.
GENERAL
1. Tentative Tract Map No. 21880 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.
C\I *2. This tentative tract map approval shall expire as
ID provided by Government Code Section 66452.6 or other
o applicable sections, unless approved for extension
pursuant to the City of La Quinta Land Division Ordinance.
m *3* Tract phasing plans, including phasing of public
improvements, shall be submitted for review and approval
by the City Engineer and the Planning and Development
Department.
*4* Prior to the issuance of a grading a) or building b)
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 a)
Public Works Department a,b)
Planning and Development Department a,b)
Riverside Co. Environmental Health Department. b)
Desert Sands Unified School District b)
Coachella Valley Water District a,b)
Imperial Irrigation District b)
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.
5. This approval shall be in compliance with all applicable
conditions and applicable provisions of Specific Plan
Nos. 85-005A and 85-005B, Street Vacation Nos. 85-007A
and 85-007B, the Washington Street Corridor Specific Plan.
GRADING AND DRAINAGE
6. The Applicant shall utilize dust control measures in
accordance with the Municipal Code and the Uniform
Building Code and subject to the approval of the City
Engineer.
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7. The Applicant shall have prepared a grading plan that is
prepared by a Registered Civil Engineer, who will be
required to certify that the constructed conditions at
the rough grade state 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. Prior to issuance of grading permits, the Applicant shall
submit to the Planning and Development Department the
following detailed components of the grading plan for
review and approval:
A. Design of the area of R-1 zoned lots shall
incorporate natural elements and any necessary
specialized grading technique sand design features
to minimize potential adverse effects of hillside
grading and of views from the exterior of the
project.
9. 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.
10. Applicant shall comply with provisions of the Master Plan
of Drainage, including payment of fees required
therewith, and the City's flood protection ordinance.
Drainage disposal facilities shall be provided as
required by the City Engineer. Drainage facilities along
52nd Avenue shall be constructed and drainage easements
dedicated as required by the City Engineer.
TRAFFIC AND CIRCULATION
11. The 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.
1. 52nd Avenue:
a.) 110' total right-of-way from west
project boundary to 400' west of
Washington Street.
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b.) 120' total right-of-way from 400' west
of Washington to east project boundary.
C.) Intersection at Washington Street as
required by the City Engineer.
2. Avenida Bermudas: 50' half-street
right-of-way.
3. Washington Street: Intersection at 52nd
Avenue as required by City Engineer.
B. That the Applicant shall construct street
improvements to the requirements of the City
1) Engineer and the La Quinta Municipal Code LQMC).
0
1. 52nd Avenue: Full width, plug a minimum of
two lanes from the west project boundary to
Avenida Bermudas. If improvements from the
west project boundary to Avenida Bermudas
have been installed by others, the
Applicant/Subdivider shall be relieved of
this condition; but, if the
Applicant/Subdivider installs said
improvements as a part of this tract, he
shall be eligible for reimbursement of
construction costs consistent with any City
policy or program in existence at that time.
*2. Avenida Bermudas: Half-width.
3. Private Streets: As set forth herein.
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 the City's standards prior to
construction of any streets. The soils engineer
shall provide the necessary compaction test reports
for review by the City Engineer.
12. Applicant shall dedicate vehicle access rights, except at
street intersections, to 52nd Avenue and Avenida Bermudas.
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13. Applicant shall install traffic signal at Washington
Street and 52nd Avenue.
14. Applicant shall comply with the following requirements
for private street improvements:
A. A" Street shall be aligned to connect to the new
precise centerline of Washington Street.
B. Tract entry streets shall provide two entrance and
two exit lanes with a minimum 24-foot each way.
C. The width of all interior streets, which have units
along both sides of the roadway, excluding
cul-de-sacs, shall have a minimum pavement width of
36'.
15. Applicant shall provide a bicycle/pedestrian link between
52nd Avenue and Avenida Nuestra near Calle Rondo.
TRACT AND BUILDING DESIGN
*16. Development of the project site shall comply with Exhibit
A, as contained in the Planning and Development
Department's file for Tentative Tract No. 21880, and the
following conditions, which conditions shall take
precedence in the event of any conflict with the
provisions of the tentative tract map.
*17. A minimum 20' landscaped setback shall be required along
52nd Avenue and Avenida Bermudas. Design of these
setbacks shall be approved by the Planning Commission and
shall be consistent with the 52nd Avenue Specific Plan
and any applicable approvals/conditions as set forth in
Condition *5.
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. 17.(C.), unless an alternative method
is approved by the Planning and Development
Department.
C. A Landscape Maintenance and Lighting District shall
be formed to maintain medians on 52nd Avenue and
landscape and wall improvements on the northerly
side of 52nd. Applicant shall establish, through
its Homeowners Association, provisions to maintain
the parking and setback areas along the south side
of 52nd and the east side of Bermudas contiguous to
the project. These provisions shall allow the City
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to take over maintenance if not adequately
performed.
D. The Applicant is encouraged to minimize steep slope
designs within the perimeter landscaping setback
areas along 52nd Avenue and Avenida Bermudas. In
no case shall these areas have slopes or berming in
excess of 33 percent as measured from the top of
the crown of the street elevation.
18. This approval authorizes the construction of a golf
clubhouse, tennis building with tennis courts,
gatehouses, and a maintenance facility at the general
locations shown on Exhibit A, as amended by these
ID conditions. These buildings' specific locations, design,
o height, and size shall be subject to separate plot plan
approval by the Planning Commission.
m *19. The development of custom, single-family lots shall be
governed by the following:
A. The Applicant shall establish a Design Review
Committee to review and approve all development
within Tentative Tract No. 21880. The main
objectives of this Committee shall be to assure
that building architecture, building materials and
colors, building height and setbacks, and landscape
design follow appropriate design themes throughout
the tract.
*B. Applicant shall establish within the CC&R' 5 site
design standards appropriate to estate and villa
lots, including but not limited to, front, side and
rear setbacks, lot coverage, etc. Standards shall
be reviewed by the Planning and Development
Department as part of its review of the CC&R1s, but
be no less restrictive than the R-1 or R-2 Zone
standards, as appropriate.
*C. Prior to issuance of an occupancy permit for any
house within Tentative Tract No. 21880,
landscaping/groundcover shall be installed and
appropriately maintained. Type of planting, method
of installation, and maintenance techniques shall
be subject to plan approval by the Planning and
Development Department.
*D. All roof-mounted equipment shall be screened from
view at all sides by design of the house. All
ground-mounted mechanical equipment shall be
screened from view by methods approved by the
Planning and Development Department.
E. No two-story units shall be allowed on a lot any
portion of which is within 200t of 52nd Avenue,
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Avenida Bermudas, or common property lines with the
Desert Club of La Quinta. No two-story units shall
be allowed within the R-1 Zoned portion of the site
unless appropriate toning changes are approved.
20. Provision shall be made for a significant viewing
opportunity on both sides of the main project entrance at
52nd and Washington through the use of landscaping,
lakes, fence design and setbacks. Provision shall also
be made on Avenida Bermudas near both intersections of
I" Street with C" Street and give consideration to the
former site of the maintenance building Revision *1)
located at the northwest corner of the project site the
area generally lying south of the existing 52nd Avenue
alignment and east of Avenida Bermudas) for extensive
wall setback and landscaping to enhance views, but open
fencing shall not be required.
*21. Any minor changes in lot mix, or size lot, lines, or
shapes, or street alignments, shall be approved by the
Planning and Development Department.
PUBLIC SERVICES AND UTILITIES
22. The Applicant shall comply with the requirements of the
City Fire Marshal, who may approve alternate means of
compliance where deemed appropriate and equivalent to
these standards:
A. Install Super fire hydrants, 6" x 4" x 2-1/2" x
2-1/2") located no less than 25 feet from any
building nor more than 165 feet from any lot
frontage. Hydrants shall be spaced not more than
330 feet apart as measured along approved vehicular
travelways. Minimum fire flow shall be 2500 gpm
for two hours duration at 20 psi.
B. Cul-de-sacs longer than 150 feet shall have a
minimum turning diameter of 90 feet. Cul-de-sacs
shall be no longer than 550 feet unless provided
with an approved emergency alternate access or
other appropriate fire protection approved by the
Fire Marshal.
C. Applicant/Developer shall furnish two 2) copies 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."
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D. Prior to arrival of combustible materials on the
site, the above conditions a and b) must be
operating.
E. Interior street widths shall be a minimum of 36
feet.
23. The Applicant shall comply with the requirements of the
Coachella Valley Water District CVWD) 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.
ID B. Tentative Tract No. 21880 shall be annexed to
o Improvement District No. 55 of the Coachella Valley
Water District for sanitation service.
m C. where there are identified conflicts with existing
Coachella Valley Water District facilities1 the
City shall withhold permits until satisfactory
arrangements have been made with the District.
D. The alignment and si*e of the stormwater
facilities, including any needed off-site
facilities, shall be in accordance with plans
approved by CVWD in conjunction with the La Quinta
Redevelopment Project.
1. Applicant shall provide easements without
compensation for these stormwater facilities
in accordance with the signed agreement with
the City of La Quinta and Coachella Valley
Water District.
2. Actual construction of stormwater facilities
shall be subject to reimbursement from
redevelopment agency funds to the extent that
construction is part of the regional
stormwater facility system and in accordance
with any signed agreement.
24. Applicant shall install dry" stormwater facilities on
Avenida Bermudas in conjunction with the installation of
street improvements. These facilities shall include
catch basins, culverts, and other improvements to connect
these facilities to the regional system, pursuant to
plans approved by CVWD and the City of La Quinta.
A. Applicant shall provide easements without
compensation for these facilities in accordance
with the Applicant's signed agreement with the City
of La Quinta and Coachella Valley Water District.
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B. Actual construction of local stormwater facilities
shall be subject to reimbursement by any assessment
district or similar funding mechanism) if such is
implemented to the extent that construction is for
facilities to accept off-site local drainage.
C. Applicant shall comply with his signed agreement
with the City to accept local drainage from the
developed area to the west.
25. The Applicant shall comply with the following
requirements regarding fire station facilities:
A. Prior to the recordation of the final map, the
Applicant shall dedicate to the City a one acre
site for a fire station, at a location approved by
the Riverside County Fire Department and the City.
B. The Applicant shall prepare and submit building
plans for the proposed station for the review and
approval by Riverside County Fire Department and
the City.
C. The Applicant shall make a payment of $100,000 to
provide for the partial construction of the fire
station. This contribution shall be used as a
credit for fire facilities infrastructure fees
until those fees exceed the amount of the credit.
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 the issuance of any building permits, the
Application shall provide the Planning and
Development Department with written clearance from
the DSUSD stating that the per-unit impact fees
have been paid.
WALLS, FENCING. SCREENING, AND LANDSCAPING
*28. Prior to the issuance of building permits, the Applicant
shall submit to the Planning and Development Department,
for review and approval, a plan or plans) showing the
following:
A. Landscaping, including revisions to plant types,
sizes, spacing, and locations as required by these
conditions, or proposed by the Applicant.
B. Landscape irrigation system.
C. Location and design detail of any proposed and/or
required walls.
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D. Location and design of sidewalks on-site and on
adjacent streets.
E. Exterior lighting plan.
The approved landscaping and improvements shall be
installed prior to the issuance of any Certificate of
Occupancy. The landscaping shall be maintained in a
healthy, viable condition for the life of the project.
Landscaping within 10 feet of all entry roadways shall
not exceed 30 inches in height. landscaping shall not
interfere with vehicle overhand areas.
C\i 29. Desert or native plant species and drought resistant
Ii) planing materials shall be encouraged to be incorporated
o into the landscaping plans for the site. Provision shall
also be made for planting materials which provide forage
ci:* and nesting areas for nearby wildlife.
30. Adequate provision shall be made for continuous
maintenance of all landscaping and related features.
*31. A minimum six-foot-high, solid, masonry wall shall be
provided along the west, north, and a portion of the east
project perimeters of the project, except for the
perimeter adjacent to the mountains where fencing, if
any, shall be designed so as to permit wildlife to enter
the site. Fencing shall be prohibited along the project
portions which abut the mountain areas to permit
unobstructed wildlife migration. The exact location,
design, and materials shall be subject to review and
approval by the Planning and Development Department.
*32. 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.
*33* The existing trees on the site shall be incorporated into
the design wherever feasible. All grading, construction
and related operations for this project shall be in
compliance with the approval for tree retention, dated
11/18/86.
MANAGEMENT
34. 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;
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448
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.
The approved Covenants, Conditions, and Restrictions
shall be recorded at the same time that the final
subdivision map is recorded.
A homeowners 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.
MISCELLANEOUS
*35* Appropriate approvals shall be secured prior to
establishing any construction or sales facilities, and/or
signs on the subject property.
36. 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.
*37* Prior to the issuance of any grading permits, the
Applicant shall contract with the UC-Riverside
Archaeological Research Unit to complete the resource
study and collection at the following sites:
A. CA-Riv-2623: Recover information and preserve rock
cairns where possible.
B. CA-Riv-2824: Conduct date recovery excavations.
C. CA-Riv-2826: Move some of the seed milling features
to an interpretative setting elsewhere within the
project.
D. CA-Riv-2827: Conduct additional testing and, on the
basis of this testing, conduct recovery excavations
if warranted.
E. CA-Riv-1179: Conduct data recovery excavations.
Applicant shall provide verification to the Planning and
Development Department of completion of this task.
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The developer shall retain a qualified archaeologist
immediately and take appropriate mitigation measures when
any archaeological remains or artifacts are encountered
during project development.
*38. 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, or
Engineering Departments.
*39* Applicant shall submit plans for street lighting along
roads, if any, for review and approval by the Planning
c\I and Development Department.
ID
o 40. The developer of this subdivision of land shall cause no
easements to be granted or recorded over any portion of
CD 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.
41. The Developer/Subdivider shall provide a 30-foot-wide
access easement from the realigned 52nd Avenue to the old
52nd Avenue along the eastern boundary of the Desert
Club1' property. The Developer/Subdivider shall provide
the Desert Club" owners access, improvement and
maintenance rights over said easement. Also, the City of
La Quinta shall be granted public right of pass and
repass over said easement.
42. Prior to recordation of any portion of Tract Map No.
21880, the Applicant shall submit for review and approval
by the City Engineer and Planning Director plans which
relocate the maintenance facility entrance and associated
frontage road improvements to an appropriate location
which will minimize traffic hazards and conflicts on
Avenida Bermudas and Calle Arroba to the extent feasible.
43. Thirty 30) days prior to the approval of a Final Nap,
the Applicant/Subdivider shall have submitted to the City
Manager any and all claims or requests for credit toward
Infrastructure Fees attributable from the development of
this tract. The City Manger's report shall be made a
part of the Council's deliberation on a Final Map, and
the action of the City Council in the acceptance or
rejection of any such claim or request shall constitute
the complete understanding between parties as to the
disposition of Infrastructure Fees as it may relate to
any future credit.
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