CC Resolution 1989-138#; CITY COUNCIL RESOLUTION NO. 89-l*
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA
ANNOUNCING FINDINGS AND GRANTING
APPROVAL OF TENTATIVE TRACT MAP 25500
TO ALLOW A SINGLE FAMILY SUBDIVISION ON
A 41.8 ACRE SITE.
CASE NO. TT 25500 SUNRISE DESERT PARTNERS
WHEREAS, the Planning Commission of the City of La
Quinta, California, did on the 12th day of December, 1989, hold
a duly-noticed Public Hearing to consider the request of
Sunrise Desert Partners to subdivide 41.8 acres into 18
residential lots and other miscellaneous lots to allow
construction of 295 residential units in the R-2 Zone, located
in the area west of Winged Foot, north and east of Southern
Hills within PGA West, more particularly described as:
A SUBDIVISION OF LOTS 13, 14, 15
16, & 18 OF TRACT NO. 21843.
WHEREAS, the City Council of the City of La Quinta,
California, did on the 19th day of December, 1989, 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 25500; 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 that part of the proposed Tentative Tract is a part
of and is consistent with the PGA West Specific Plan, for which
an Environmental Impact Report was certified on May 1, 1984.
WHEREAS, mitigation of various physical impacts
have been identified and will be incorporated into the approval
conditions for Tentative Tract 25500 in conjunction with this
tentative tract, thereby requiring that monitoring of those
mitigation measures be undertaken to assure compliance with
them; and,
WHEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said City Council did
find the following facts to justify the approval of said
tentative tract map:
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#;1. That Tentative Tract No. 25500, as conditionally approved,
is consistent with the PGA West Specific Plan, the goals,
policies, and intent of the La Quinta General Plan, and
the standards of the Municipal Land Division Ordinance in
that the Tract complies with the land use designation for
low density residential development.
2. That the subject site is physically suitable for the
proposed land division.
3. That the design of Tentative Tract Map No. 25500 will not
cause substantial environmental damage or injury to fish
or wildlife, or their habitat.
4. That the design of the subdivision, as conditionally
approved, will not cause serious public health problems.
5. The proposed subdivision is development specific and will
not result in any violation of existing requirements
prescribed by the Coachella Valley Water District and the
Regional Water Quality Control Board.
6. The units proposed have been approved for use in the
project.
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 that the
previous Environmental Impact Report for the PGA West
Specific Plan assessed the environmental concerns of this
Tentative Tract Map;
3. That it does hereby approve the above-described Tentative
Tract Map No. 25500 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 19th day of
December, 1989, by the following vote, to wit:
AYES: Council Members Bohnenberger, Bosworth, Rushworth
*niff & Mayor Pena
NOES:
ABSENT:
ABSTAIN:
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#; City of a Quinta, California
City of La Quin a, California
APPROVED AS TO FORM:
HON
City of La Quinta, California
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#; CITY COUNCIL RESOLUTION NO. 89-138
CONDITIONS OF APPROVAL APPROVED
TENTATIVE TRACT MAP 25500
DECEMBER 19, 1989
GENERAL:
1. Tentative Tract Map No. 25500 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 two years
after the original date of approval by the La Quinta City
Council unless approved for extension pursuant to City
requirements.
3. 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 Engineer
0 Planning and Development Department
o Coachella Valley Water District
o Riverside County Environmental Health Department
o Coachella Valley Unified School 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.
4. That Tentative Tract No. 25500 is hereby approved for 295
residential units as shown on Exhibit A", on file in the
Planning and Development Department.
5. Prior to issuance of a building permit, a plan shall be
submitted for review and approval by the Planning and
Development Department indicating non-automotive means of
transportation within the project including, but not
limited to, bicycle and pedestrian paths.
6. If buried remains or artifacts are encountered during
development, a qualified archaeologist shall be contacted
immediately and appropriate mitigation measures shall be
taken.
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#; 7. Applicant shall submit plans for street and exterior
lighting of Tract to Planning and Development Department
to insure compliance with all City requirements and
Outdoor Lighting Ordinances prior to issuance of building
permits.
8. All signing within PGA West including Tentative Tract No.
25500 shall be subject to review and approval by the
Planning and Development Department.
9. The Applicant acknowledges that the City has formed 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.
10. 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.
11. An encroachment permit for work in any abutting local
jurisdiction shall be secured prior to construction or
joining improvements i.e., County of Riverside).
12. Prior to issuance of a building permit, infrastructure
fees shall be paid per City requirements in affect at time
of building permit.
13. The appropriate Planning approval shall be secured prior
to establishing any of the following uses:
A. Temporary construction facilities.
B. Sales facilities, including signage.
C. On-site advertising/construction signs.
14. A Noise Study shall be prepared by a gualif ied acoustical C)
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 1)
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
walls and landscaping, etc.), and other techniques so as
to avoid the isolated appearance given by walled
developments.
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#;15. Tract phasing plans if any, including phasing of public
improvements, shall be submitted for review and approval
by the Public Works Department and the Planning and
Development Department prior to recordation of Final Map.
STREETS:
16. The Applicant shall dedicate all necessary public street
and utility easements as required by the City Engineer.
17. The Applicant shall vacate vehicle access rights, except
at the street intersection of Madison Street.
18. A common area lot shall be established for that area
between the Tract perimeter wall and street right-of-way
for Madison Street, if not already done.
19. That the Applicant shall construct street improvements for
all interior private streets to the requirements of the
City Engineer and the La Quinta Municipal Code LQMC).
20. 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-inch AC over 4-inch
Class 2 Base minimum of residential streets). Street
design shall take into account the subgrade soil strength,
the anticipated traffic loading, and street design life.
21. Diameter of cul-de-sac streets shall be 90-feet measured
from curb face to curb face.
22. All new streets in the Tract, including cul-de-sacs, shall
have a curb face to curb face width that equals or exceeds
36-feet.
23. A south bound deceleration/stacking lane shall be provided
on the west side of Madison Street just north of the new
access gate. The lane length and configuration, including
sidewalk remodeling, shall be designed and constructed per
the City Engineer's requirements.
24. An opening in the median island on Madison Street for new
access gate may be installed, provided left-turn lanes
with adequate stacking length approved by the City
Engineer are installed for the north and south bound
traffic.
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#; 25. If a median island opening is installed per Condition *24,
a traffic signal shall be installed when traffic
conditions warrant installation. The Applicant shall
participate in 100% of the cost of the traffic signal.
Traffic counts shall be conducted in accordance with the
Conditions of Approval for Specific Plan No. 83-002.
26. Gated entrance on Madison Street shall be designed with
adequate sight distance, vehicular storage and turn around
subject to the approval of the City Engineer.
27. Any required right-of-way at entrance west side of
Madison) shall be dedicated. Any right-of-way required
along the east side of Madison shall be acquired by and at
the expense of the Applicant.
28. If a median break is installed, replacement of landscaping
and irrigation facilities shall be installed to the
satisfaction of the City Engineer.
29. Street name signs shall be furnished and installed by the
Developer in accordance with City standards.
30. The Applicant shall pay the required processing, plan
checking and inspection fees as are current at the time
the work is being accomplished by City personnel or
subcontractors for the Planning, Building, or Engineering
Divisions.
GRADING AND DRAINAGE:
31. The Applicant shall have 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
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. C)
32. A thorough preliminary engineering geological and soils Co
engineering investigation shall be done and the report
submitted for review along with the grading plan. The Co
reports 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.
33. Drainage disposal facilities shall be provided as required
by the City Engineer.
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#;34. Prior to issuance of building permits, the Applicant shall
submit grading plans to Coachella Valley Water District
for review and comment with respect to Coachella Valley
Water District Water Management Plan. Prior to final
inspection or issuance of Certificate of Occupancy,
land caping and irrigation plans shall be submitted to
th oachella Valley Water District for review and
approval. Final landscape and irrigation system approval
shall be obtained from the Planning and Development
Department.
35. 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.
SITE DESIGN AND LANDSCAPING:
36. Medalist units shall be allowed to have a minimum 15-foot
front yard setback with setbacks between buildings to be
minimum 15-feet.
37. Between the Medalist units and perimeter wall along
Madison Street box size trees shall be heavily planted to
screen view of two-story units from street. Landscaping
plans shall be approved by the Planning and Development
Department prior to issuance of building permits.
38. Prior to issuance of any grading permits, the Applicant
shall submit to the Planning and Development Department an
interim landscaping program for the entire Tract, which
shall be for the purpose of wind erosion and dust
control. The land owner shall institute blowsand and dust
control measures during the grading and site development.
These shall include but not be limited to:
A. The use of irrigatio* during any construction
activities;
B. Planting of cover crop or vegetatio* upon previously
graded but undeveloped portions of the site; and
C. Provision of wind breaks or wind rows, fencing,
and/or landscaping to reduce the effects upon
adjacent properties and property owners. The land
owner shall comply with requiremen** of the Director
of Public Works and Planning and Development. All
construction and graded areas shall be watered at
least twice daily while being used to prevent the
emission of dust and blowsand.
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#;34. Prior to issuance of building permits, the Applicant shall
submit grading plans to Coachella Valley Water District
for review and comment with respect to Coachella Valley
Water District Water Management Plan. Prior to final
inspection or issuance of Certificate of Occupancy,
landscaping and irrigation plans shall be submitted to the
Coachella Valley Water District for review and approval.
Final landscape and irrigation system approval shall be
obtained from the Planning and Development Department.
35. 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.
SITE DESIGN AND LANDSCAPING:
36. Medalist units shall be allowed to have a minimum 15-foot
front yard setback with setbacks between buildings to be
minimum 15-feet.
37. Between the Medalist units and perimeter wall along
Madison Street box size trees shall be heavily planted to
screen view of two-story units from street. Landscaping
plans shall be approved by the Planning and Development
Department p*ior to issuance of building permits.
38. Prior to issuance of any grading permits, the Applicant
shall submit to the Planning and Development Department an
interim landscaping program for the entire Tract, which
shall be for the purpose of wind erosion and dust
control. The land owner shall institute blowsand and dust
control measures during the grading and site development. *
These shall include but not be limited to:
C)
A. The use of irrigation during any construction
activities;
B. Planting of cover crop or vegetation upon previously *
graded but undeveloped portions of the site; and
C. Provision of wind breaks or wind rows, fencing,
and/or landscaping to reduce the effects upon
adjacent properties and property owners. The land
owner shall comply with requirements of the Director
of Public Works and Planning and Development. All
construction and graded areas shall be watered at
least twice daily while being used to prevent the
emission of dust and blowsand.
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#;39. Graded but undeveloped land shall be maintained in a
condition so as to prevent a dust and blowsand nuisance
and shall be either planted with interim landscaping or
provided with other wind and water erosion control
measures as approved by the Planning and Development and
Public Works Departments.
40. On-site landscaping in all common areas shall be
maintained by the homeowner's association.
PUBLIC SERVICES AND UTILITIES:
41. All requirements of the City Fire Marshal shall be met
except that portion of Condition No. 4 on this letter
dated November 16, 1989, which states including Southern
Hills adjacent to Lots 12 and 16" is hereby deleted and
Condition No. 5 is hereby amended to state the secondary
access road to Madison Street shall be completed prior to
occupancy of the first units in Tract 25500". All
requirements of the Coachella Valley Water District shall
be met.
42. All existing and new on-site and off-site utilities shall
be installed underground and trenches compacted to the
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.
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