CC Resolution 1990-014#< CITY COUNCIL RESOLUTION NO. 90-14
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA,
ANNOUNCING FINDINGS CONFIRMING THE
E*7IRONMENTAL ANALYSIS AND GRANTING
APPROVAL OF TENTATIVE TRACT NO. 23971,
AMENDMENT #1, AMENDING CONDITIONS OF
APPROVAL NUMBERS 6A AND 14.
CASE NO. TT 23971, AMENDMENT *1 DEANS HOMES
WHEREAS, the Planning Commission of the City of La
Quinta, did, on the 13th day of February, 1990, hold a
duly-noticed continued Public Hearing to consider the request of
Deane Homes to amend Conditions 46a and 14 of Tentative Tract
No. 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 City Council of the City of La Quinta,
California, did, on 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,
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 a prior environmental determination
was prepared and adopted for Tentative Tract No. 23971, and the
Planning Director has determined that no extensive changes are
proposed; therefore an additional environmental review is not
warranted for this Amendment request; and,
WHEREAS, mitigation of various physical impacts
have been identified and incorporated into the approval
conditions for Tentative Tract 23971, 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 amendment:
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#<* 1. That Tentative Tract No. 23971 as amended and
conditionally approved, 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-family lot layouts, as conditioned, are,
therefore, suitable for the proposed land division.
3. That the design of Tentative Tract map No. 23971 as
amended, Amendment jil 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 Tentative Tract Map No. 23971 as
amended, 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 Tentative Tract No. 23971 as
amended and as conditioned, provides for adequate
maintenance of the landscape buffer areas.
7. That the proposed Tentative Tract No. 23971 as
amended and 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.
WHEREAS, in the review of this Tentative Tract Map,
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.
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#< 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 a new
Environmental Assessment is not needed and Environmental
Assessment No. 88-107 approved with the initial Tentative
Tract Map is adequate.
3. That is does hereby approve the subject Tentative Tract
Map No. 23971, Amendment #1, 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 6th day of March,
1990, by the following vote, to wit:
AYES: Councilman Sniff, Bohnenberger, Rushworth, Mayor
Pena
NOES: None
ABSENT: Councilwoman Bosworth
ABSTAIN: None
City of a Quin California
ATTEST:
City of La Quinta, California
APPROVED AS TO FORM:
of L Quinta, Calif nia
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#< CITY COUNCIL RESOLUTION NO. 90-14
CONDITIONS OF APPROVAL APPROVED
TENTATIVE TRACT MAP NO. 23971, AMENDMENT *1
MARCH 6, 1990
GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map No. 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 two years
after 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. 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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#< Conditions of Approval-TT 23971, Amendment *1 March 6, 1990
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 parkiand 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-TT 23971, Amendment *1 March 6, 1990
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
common 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 common 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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#< Conditions of Approval-TT 23971, Amendment *1 March 6, 1990
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 comment with respect to
CVWD1s 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. Drainage retention basin(s) shall be designed to retain
the 100-year storm 24 hour) on-site within the basin,
subject to the approval of the City Engineer. Retention
basin size shall be adequate to provide required storage"
without use of street area for storage. Basin in excess
of six-foot water depth shall be fully fenced security)
with lockable gate(s).
19. Cwner shall execute and record a Declaration of
Dedication11 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.
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#< Conditions of Approval-TT 23971, Amendment *l March 6, 1990
b. 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).
c. Street name signs shall be furnished and installed
by the Developer in accordance with City standards.
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 Ilaveragelv
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'1 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.
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#< Conditions of Approval-TT 23971, Amendment *1 March 6, 1990
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.
26. 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 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.
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:
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.
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#< Conditions of Approval-TT 23971, Amendment *1 March 6, 1990
29. Provisions shall be made to comply with the terms and
requirements of the Citys 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 Applicantl Builder shall submit
complete detail architectural elevations for all units.
The Planning Commission 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.
34. The termination point of the street shown as Lot H" on
Exhibit A Tentative 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.
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#<Conditions of Approval-TT 23971, Amendment *1 March 6, 1990
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 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.
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