CC Resolution 1990-023#<9
CITY COUNCIL RESOLUTION NO. 90-23
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, ADOPTING
THE ENVIRONMENTAL DETERMINATION AND
GRANTING APPROVAL OF TENTATIVE TRACT
25237 TO ALLOW THE CREATION OF A
RESIDENTIAL LAND SALES SUBDIVISION.
CASE NO: TT 25237 LA QUINTA JOINT VENTURE
WHEREAS, the City Council of the City of La Quinta
did adopt Specific Plan No. 121-E, Revised, as set forth in
City Council Resolution No. 82-54, on October 5, 1982, and:
WHEREAS, the City Council of the City of La Quinta,
California, did, on the 20th day of September, 1988, adopt City
Council Resolution #88-112, approving Amendment #1 to Specific
Plans 121-E, Revised, and;
WHEREAS, the City Council of the City of La Quinta,
California, did on the 21st day of November 1989, adopt City
Council Resolution 489-129, approving Amendment 42 to Specific
Plan 121-E, Revised, and;
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 13th day of March, 1990, hold a
duly-noticed Public Hearing to consider the request of La
Quinta Joint Venture to subdivide 26.81 acres into
single-family custom lots, generally located on the north side
of Avenida Fernando + 1/4 mile west of Eisenhower Drive more
particularly described as:
A PORTION OF SECTION 36, TOWNSHIP 5 SOUTH, RANGE 6
EAST, SAN BERNARDINO BASE AND MERIDIAN; AND ALL OF
TRACTS 14496-6 & 14496-7, MB 140/64-67 RECORDS OF
RIVERSIDE COUNTY, CALIFORNIA.
WHEREAS, the City Council of the City of La Quinta
did, on the 20th day of March, 1990, hold a duly-noticed Public
Hearing to consider the environmental determination and
recommendation of the Planning Commission regarding Tentative
Tract 25237; 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
conducted an initial study, as required by the approval
conditions for Specific Plan 121-E, Revised, as amended, and
has determined that the proposed tentative tract will not have
a significant adverse impact on the environment; and
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WHEREAS, mitigation of certain physical impacts
have been identified and incorporated into the approval
conditions for Tentative Tract 25237, 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:
1. That Tentative Tract No. 25237, as conditionally
approved, is generally consistent with the goals,
policies, and intent of the La Quinta General Plan for
land use density, unit type, circulation requirements,
R-2 zoning district development standards, and design
requirements of the Subdivision Ordinance.
2. The conditions attached to Tentative Tract 25237 will
ensure consistency with Specific Plan #121-E, Revised, as
amended and currently in effect, thereby making the
approval of Tentative Tract 25237 consistent with said
Specific Plan.
3. Tentative Tract No. 25237 is within the Specific Plan No.
121-E, Revised, for which a Final Environmental Impact
report was prepared and certified by the Riverside County
Board of Supervisors. A Negative Declaration was adopted
by the La Quinta City Council for Tentative Tract 14496,
which was the previous Tentative Tract approved for a
portion of this site. The above prior approvals
contained environmental mitigation measures which will
apply to this project, along with current City
requirements to be imposed.
4. Tentative Tract 25237 is a re-subdivision of previously
approved and recorded Tract 14496, of which the sub*ect
re-subdivided portion contained 127 condominium units.
The general impacts associated with Tentative Tract
25237, which proposes 54 single-family estate lots, will
be significantly less than those previously addressed in
the original EIR *41 for the La Quinta Cove Golf Club
Specific Plan and the Environmental Assessment for Tract
14496.
5. That the subject site was previously approved for 127
condominium units as part of Specific Plan 121-E and
Tentative Tract 14496. The proposed circulation and
single-family design for 54 lots, as conditioned, are
suitable for the proposed land division, as the general
impacts will be less significant.
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6. That the design of the subdivision, as conditionally
approved, will be developed with public sewer and water,
and, therefore, is not likely to cause serious public
health problems.
7. That the design of Tentative Tract Map No. 25237 will not
conflict with easements acquired by the public at large
for access through the project, since alternate easements
for access and for use will be provided that are
substantially equivalent to those previously acquired by
the public.
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. 89-146, indicating that the
proposed Specific Plan Amendment will not result in any
significant environmental impacts, and that a Negative
Declaration is appropriate;
3. That it does hereby approve of the subject Tentative
Tract Map No. 25237 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 20th day of March,
1990, by the following vote, to wit:
AYES: Councilmen Bohnenberger, Rushworth, Sniff & Mayor Pena
NOES: None
ABSENT: Councilwomen Bosworth
ABSTAIN: None
City of La Quinta, California
ATT*:
*AUNDRA L. JUH ty Clerk
City of La Quinta, California
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APPROVED AS TO FORM:
DA**H%*YwELL, City Attorney
City of La Quinta, California
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CITY COUNCIL RESOLUTION 90-23
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT 25237
MARCH 20, 1990
+ Condition revised by Planning Commission March 13, 1990.
* Condition revised by City Council March 20, 1990.
GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map 25237 shall comply with the
requirements and standards of Specific Plan 121-E
Revised, as amended, the State Subdivision Map Act and
the City of La Quinta Municipal Code, 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 has formed a
City-wide Landscape and Lighting District and, by
recording a subdivision map, agi*** to be i.*cluded * the
District and to offer foi- dedication s*'*h e**sements as
may be req*ired for the maint*r*Q-YJce d'1i o**ration of
related facilities. Any * * be done on a
benefit basis, as required by law.
4. 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 m*p,
without the approval of the City Engineer.
+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 agencies:
o City Fire Marshal
o City of La Quinta Public Works Department
o Planning & Development Department,Planning Division
o Coachella Valley Water District
o Desert Sands Unified School District
o rmperial Irrigation District
Evidence of said permits or clearances from the
above-inentioned 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 * March 20, 1990
6. Prior to the issuance of any grading or building permit
or final inspection, the Applicant shall prepare and
submit a written report to the Planning and Development
Director demonstrating compliance with those Conditions
of Approval and mitigation measures of Tentative Tract
No. 25237 and Environmental Assessment No. 89-146, which
must be satisfied prior to the issuance of the respective
permit(s). The Planning and Development Director may
require inspection or other monitoring to assure such
compliance.
CONDITIONS To BE SATISFIED PRIOR TO GRADING PERMIT(S)
7. 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 final map approval. 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 sk*&1i be in*orporated into the
grading plan design prior to grading plan approval. The
soils engineer and/or the e*giri*er*ng g**ioyi*t mu bt
certify to the adequacy of the grading plan.
9. 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. The land owner shall institute blowsand and
dust control measures during grading and site
development. These shall include but not be limited to:
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;
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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Conditions of Approval-TT 25237 March 20, 1990
10. Graded but undeveloped land shall be inaintained 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.
11. Drainage disposal facilities shall be provided as
required by the City Engineer. The Applicant shall
comply with the provisions of the City Master Plan of
Drainage, including payment of any drainage fees required
therewith. The design facilities shall be capable of
handling a 1O0-year storm.
+12. The Applicant shall design and install the required flood
control facilities in accordance with the following
requirements
a. A hydrology study of the mountainous area adjacent
to the tract shall be prepared by a registered
civil engineer to determine what storm drain
improvements are needed to protect the tract from
storm water run-off produced by a lOO-year storm.
b. A positive storm drain system shall be installed
that is capable of intercepting and coflv*ying the
100-year Storm water run-off from the mountainous
area adjacent to the tract to a discharge area
approved by the City Enginer.
C. The Applicant shall obtain a drainage easement from
the adjoining landowner for the storm channel
required in Condition *12.b.
d. The homeowner S association charged with
maintaining the common areas in the tract shall
also be responsible for maintaining the storm drain
system, and said responsibility shall be so noted
in the C.C. & R's.
e. Storm water run-off produced by a l00-year storm
that is attributable to areas within the tract
shall be retained on site in a lake, a landscaped
retention basin(s), or discharged to an off-site
area as may be approved by the City Engineer.
+13. The Applicant shall submit a copy of the proposed
landscaping grading, landscaping, and irrigation plans to
Coachella Valley Water District for review and comment
with respect to CVWD's Water Management Program. These
plans shall include the landscape and irrigation plans
for all areas required to be landscaped and shall be
submitted prior to final map approval by the City Council.
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Conditions of Approval-r*T' *J' March 20, 1990
14. Applicant shall obtain adequate easements to allow any
tributary off-site drainage through Lot N, subject to
approval of the City Engineer. Easement shall stipulate
Lot N specifically for drainage purposes and access for
maintenance thereof only.
CONDITIONS TO BE SATISFIED PRIOR TO FINAL MAP APPROVALI
RECORDATION
15. Applicant shall comply with the following requirements of
the Public Works Department:
a. The Applicant shall dedicate all necessary street
and utility easements as required by the City
Engineer, including all corner cutbacks.
b. The Applicant shall submit street improvement plans
for all private street lots that are prepared by a
registered civil engineer. Street improvements,
including traffic signs and markings 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). Improvement
plans shall provide for the removal of the existing
gate area cutout and appropriate transition
improvements
16. The Applicant shall construct the following street
improvements to the requirement3 of tk** Ciy Ergineer ar*
the La Quinta Municipal Code, as follows:
a. That the Applicant shall construct street
improvements for all private street lots including
Lot H and necessary transitions to Avenida
Fernando), to the requirements of the City Engineer
and the La Quinta Municipal Code LQMC).
b. Primary access streets in the tract shall have
horizontal curve radii that equal or exceed the
300-foot minimum required by the Subdivision
Ordinance, except where a reduced radius is
permitted by the City Engineer, the following
conditions shall apply:
1). Applicant shall provide a minimum 4-foot
sidewalk on inside of curve where radius has
been reduced to get pedestrians out of the
street.
2.) Applicant shall provide an adequate sight
distance easement across portion of lot(s) on
inside of curve where radius has been reduced.
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Conditions of Approval-iT 25237 March 20, 1990
17. 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.
18. Prior to transmittal of the final map to the City Council
by the City Engineering Department, any existing
structures which are to be removed from the property
shall have been removed or there shall be an agreement
for the removal which shall be secured by a faithful
performance bond in a form satisfactory to the City and
granting the City the right to cause any such structures
to be removed.
19. All separate lettered street lots shall be shown as such
on the final map if separation of street segments is
intended.
20. Lot F shall be widened to a minimum width of 10-feet
along the easterly boundary of Lot 41. West boundary of
Lot F at Lot 41 shall extend southwesterly and radial to
northerly right-of-way of street Lot B, and be aligned
with the common lot line of Lots 40 and 42.
21. Relocation of the existing guardhouse/gate on Fernando to
its location as shown on TT 25237 shall be reviewed at
the plot plan level by the Planning and Development
Department and Design Review Board. Pl*ns shall also be
transmitted for comments by the Santa Rosa Cove
Homeowner's Association during the Pllnning and
Development Department1s review process. See also
Condition *29)
22. Lot I shall be improved as part of the internal
circulatory street system to the requirements of the City
Engineer and shall be included re-lettered) as an
extension of street Lot A
23. La Quinta Joint Venture shall obtain an easement from
Landmark Land Company to allow encroachment of cul-de-sac
at Lot K into their property, with the format subject to
approval of the City Engineer. Adequate slope protection
shall be maintained in a manner as required for the
remaining tract areas.
24. The Applicant shall comply with all requirements of the
CVWD. Any necessary parcels for District facility
expansion shall be shown on the final map and conveyed to
the CVWD, in accordance with the Subdivision Map Act.
25. The Developer shall comply with all applicable
requirements of the Fire Marshal prior to final map
approval as applicable;
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Conditions of Approval-'T' * March 20, 1990
a. Schedule A fire protection approved Super fire
hydrants, 6" x 4" x 2-1/2" x 2-1/2") shall be
located at each street intersection spaced not more
than 330-feet apart in any direction with no
portion of any frontage more than 165-feet from a
fire hydrant. Minimum fire flow shall be 1750 gpm
for 2-hours duration at 20 psi.
b. Prior to recordation of the final map,
Applicant/Developer shall furnish one blueline coy
of the water system plans to the Fire Department
fore review/approval. Plans shall conform to the
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."
C. The required water system including fire hydrants
shall be installed and accepted by the appropriate
water agency prior to any combustible building
material being placed on an individual lot.
d. All streets having widths less than 36-feet shall
be designated as firc- lanes and marked with red
curbing and signage as follows:
1.) North side of street Lot K".
2.) East side of street Lot 1L".
3.) South and west side of street Lot M"
4.) Both sides of street Lot I".
PROJECT DEVELOPMENT/MANAGEMENT:
26. Prior to the recordation of the final map, the Applicant
shall submit to the Planning and Development Department
the following documents which shall demonstrate to the
satisfaction of the City that the lakes and common 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;
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.
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Conditions of Approva1-I* 25237 March 20, 1990
A homeowner's 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
homeowner *s association.
27. The Applicant shall establish a Design Review Committee
to review and approve all development within TT 25237.
This Committee formation shall be reflected within the
C.C. & R's for this tract. The main objectives of this
Committee shall be as follows:
a. Assure development compliance with Specific Plan
121-E and all applicable C.C. & R's.
b. Determine that development with TT 25237 is
compatible with existing and proposed development
within Santa Rosa Cove in terms of architecture,
mass, height and bulk of structures, and landscape
design.
d. Assure that the building *rchitecture, building
materials and colors of development within TT 25237
follows a consistent desigr l:r*,... * ich is in
keeping with the balance of the Santa Rosa Cove
project.
+28. Applicant shall establish within the C.C. & R's site
design standards appropriate to estate 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 C.C. & R's, but be no less restrictive than the
R-2 Zone standards. Building height shall be limited to
two-story, not to exceed 24-feet from finished lot pad
grade.
*+29. Applicant shall be responsible for the relocation of the
existing Fernando gate and all appurtenant structures
located on Avenida Fernando. Relocation shall be sited
generally as shown on Exhibit A" for TT 25237. Design
and specific siting of the gates and guardhouse shall be
reviewed as required by these conditions. The extent of
this requirement is as follows:
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Conditions of Appro'*al-*IT 25237 March 20, 1990
a. Relocation of existing Avenida Fernando
gate/guardhouse as specified herein. Construction
for this improvement shall be bonded and commence
concurrently with transitional improvements for Lot
HiAvenida Fernando, and shall be bonded for
completion no later than six months from the date a
grading perniit is obtained for Tentative Tract
25237. Failure to complete the Avenida Fernando
relocation by this date will result in forfeiture
of the bond to the City, which shall retain the
right to fully complete the approved
installation(s).
b. Replacement/removal of existing gate area cutout
for match-up with current street design of Avenida
Fernando for unobstructed for east-west traffic
flow in accordance with the approved street
improvement plans. This shall be completed no
later than seven months from the date a grading
permit is obtained for Tentative Tract 25237. See
Condition *15)
c. Installation of Emergency only" vehicular security
gate with pedestrian and golf cart access only on
Avenida obregon near the southerly boundary of the
La Quinta Hotel overflow parking lot across from
La Casa) to separate hotel and residential
traffic. This installation shall be bonded for,
and shall be completed no later than three months
from the date a grading permit is obtained for
approval of Tentative Tract 25237. Failure to
fulfill this requirement will result in forfeiture
of the bond to the City, which shall retain the
right to fully complete the installation.
Until a plot plan approval and building permits for the
above items have been obtained, no building permits for
any units or common facilities within the tract shall be
issued.
TRACT DESIGN
30. Prior to any landscape installation, the Applicant shall
submit to the planning and Development Department for
review and approval a plan or plans) showing the
following:
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Conditions of Approval-TT 25237 March 20, 1990
a. Landscaping, including plant types, sizes1 spacing,
location, and irrigation systems for all areas to
be landscaped. Desert or native plant species and
drought resistant planting material 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.
All lighting proposed and/or required for any
aspect of development of TT 25237 shall be subject
to compliance with La Quinta Municipal Code,
Chapter 9.210, Outdoor Light Control.
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. Provision shall be mad* to coi*ply with the terms and
requirements of the City's adopted Infrastructure Fee
Program in effect at the time of i*suance of *uild*ng
permits.
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