CC Resolution 1990-096#=
CITY COUNCIL RESOLUTION 90-96
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA,
ANNOUNCING FINDINGS AND APPROVING
TENTATIVE TRACT 23519 MINOR CHANGE #1,
FIRST TIME EXTENSION.
CASE NO. TT 23519, MINOR CHANGE #1, FIRST TIME EXTENSION
SANTA ROSA DEVELOPERS
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 11th day of December, 1990,
consider the request of Santa Rosa Developers to approve the
first extension of time for Tentative Tract 23519, generally
located at the southeast corner of Miles Avenue and Adams
Street, more particularly described as:
THE SOUTHWEST ONE-QUARTER OF THE
NORTHWEST ONE-QUARTER OF THE
SOUTHWEST ONE-QUARTER AND THE
NORTHWEST ONE-QUARTER OF THE
SOUTHWEST ONE-QUARTER OF THE
SOUTHWEST ONE-QUARTER OF SECTION
20, TOWNSHIP 5 SOUTH, RANGE 7 EAST,
SAN BERNARDINO BASE AND MERIDIAN.
AND
THE NORTHWEST ONE-QUARTER OF THE
NORTHWEST ONE-QUARTER OF THE
SOUTHWEST ONE-QUARTER OF SECTION
20, TOWNSHIP 5 SOUTH, RANGE 7 EAST,
SAN BERNARDINO BASE AND MERIDIAN.
WHEREAS, the City Council of the City of La Quinta,
did on the 18th day of December, 1990 considered the
Applicant's request and recommendation of the Planning
Commission concerning the first extension of time for Tentative
Tract Map 23519 Minor Change #1; 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 in con*unction with the original
Tentative Tract 23519, and has determined that the proposed
tentative tract would not have a significant adverse impact on
the environment and a Negative Declaration was therefore
adopted; and,
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WHEREAS, mitigation of various physical impacts
have been identified and incorporated into the approval
conditions for Tentative Tract 23519, Minor Change #1, First
Time Extension thereby requiring that monitoring of those
mitigation measures be undertaken to assure compliance with
them; and,
WHEREAS, the new owners, Santa Rosa Developers,
have applied for this first Extension of Time for Tentative
Tract 23519 Minor Change #1, in accordance with Section
13.16.230 of the La Quinta Municipal Code relating to time
extension on tentative maps; and,
WHEREAS, 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 approval of Tentative Tract 23519, Minor Change #1,
First Extension of Time:
1. That Tentative Tract No. 23519, as amended, and
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-l 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
western to the eastern 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 amended Tentative Tract Map No. 23519
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 amended 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 amended design of Tentative Tract Map No. 23519
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 amended Tentative Tract No. 23519, as
conditioned, provides for adequate maintenance of the
landscape buffer areas.
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7. That the proposed amended Tentative Tract No. 23519, as
conditioned, provides storm water retention, park
facilities, and noise mitigation.
8. That general impacts from the amended proposed tract were
considered within the MEA prepared and adopted in
conjunction with the La Quinta General Plan.
WHEREAS, in the review of the first time extension
of this 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;
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 88-098 approved with the initial Tentative
Tract is adequate.
3. That it does hereby approve the Tentative Tract Map
23519, Minor Change *i, First Extension of Time 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 18th day of
December, 1990, by the following vote, to wit:
AYES: Council Members Bohnenberger, Franklin, Rushworth,
Sniff & Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
JOHN
City of La Quinta, California
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City of La Quinta, California
APPROVED AS TO FORM:
* *
DAWN HONEYWELL, City(Attorney
City of La Quinta, California
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CITY COUNCIL RESOLUTION 90-96
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT 23519, MINOR CHANGE #1, FIRST TIME EXTENSION
DECEMBER 18, 1990
A. GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract 23519 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 November 15, 1988) 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, agrees to be included in the
District and to offer for dedication such easements as
may be required forthe maintenance and operation of
related facilities. Any assessment will be done on a
benefit basis, as required by law.
4. The City shall retain a qualified archaeologist, with the
Developer to pay costs, to prepare a mitigation and
monitoring plan for artifact location and recovery.
Prior archaeological studies for this site as well as
other unrecorded information, shall be analyzed prior to
the preparation of the plan.
The plan shall be submitted to the Coachella Valley
Archaeological Society CVAS) for a two-week review and
comment period. At a minimum, the plan shall: 1)
identify the means for digging test pits; 2) allow
sharing the information with the CVAS; and 3) provide for
further testing if the preliminary result show
significant materials are present.
The final plan shall be submitted to the Planning and
Development Department for final review and approval.
Prior to the issuance of a Grading Permit, the Developer
shall have retained a qualified cultural resources
management firm and completed the testing and data
recovery as noted in the plan. The management firm shall
monitor the grading activity as required by the plan or
testing results.
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Conditions of Approval-TT 23519, Minor Change-December 18, 1990
A list of the qualified archaeological monitor(s),
cultural resources management firm employees, and any
assistant(s)/ representative(s), shall be submitted to
the Planning and Development Department. The list shall
provide the current address and phone number for each
monitor. The designated monitors may be changed from
time to time, but no such change shall be effective
unless served by registered or certified mail on the
Planning and Development Department.
The designated monitors or their authorized
representatives shall have the authority to temporarily
divert, redirect or halt grading activity to allow
recovery of resources. In the event of discovery or
recognition of any human remains, there shall be no
further grading, excavation or disturbance of the site or
any nearby area reasonably suspected to overlie adjacent
human remains until appropriate mitigation measures are
completed.
Upon completion of the data recovery, the developer shall
cause three copies of the final report containing the
data analysis to be prepared and published and submitted
to the Planning and Development Department.
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. Applicant shall install dry wells at selected locations
as directed by City Engineer to remove nuisance water
from street gutter. Dry wells shall be located in a
manner to intercept nuisance water at tributary flowline
distances not to exceed 1320 feet nor require
cross-gutters that cross a local collector street.
7. The Applicant shall construct street improvements to the
requirements of the City Engineer and the La Quinta
Municipal Code, as follows:
A. 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,
6-foot sidewalk, and two-percent cross slope to
centerline plus joins.
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Conditions of Approval-TT 23519, Minor Change-December 18, 1990
B. Adams Street shall be constructed to City standards
for an 88-foot right-of-way width Secondary
Arterial), with a curb-to-curb width of 64-feet,
with a 6-foot sidewalk and two-percent cross slope
to centerline plus joins. Adams Street shall be
designed for ultimate grade from Miles Avenue to
Westward Ho Drive, and constructed adjacent to
Tract 23519, and as necessary for reasonable
transitions and surface drainage requirements.
C. The interior public street system shall be designed
pursuant to the approved Exhibit A" Tract Map
Minor Change #1) for TT 23519, with a six-foot
sidewalk and two-percent slope. Cul-de-sacs, shall
be designed for a 50-foot right-of-way with 36-foot
width curb-to-curb, plus 5-foot wide public utility
easements outside the right-of-way on both sides.
The cul-de-sac turnaround shall be per City
standards. Streets C", F", G" H" and I" and
Street B" east of Street C" shall be designed for
a 60-foot right-of-way.
Any variations in the approved street system design
sections shall be subject to review and approval by
the Public Works Department.
B. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL
MAP APPROVAL.
8. Prior to final map approval by the City Council, the
Applicant shall meet the parkland dedication requirements
as set forth in Section 13.24.030, La Quinta Municipal
Code by paying parkland fees in-lieu of parkland 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 &
Development Department.
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Conditions of Approval-TT 23519, Minor Change-December 18, 1990
11. Applicant shall enter into agreement with the City prior
to recording the final map to maintain the perimeter
parkway lots along Miles Avenue and Adams Street until
the City Engineer accepts it for maintenance by the
City. In no event will the City accept the parkway lots
for maintenance until the lots within the subject tract
are included on the tax assessment roll and producing tax
revenue to the City Lighting and Landscaping District.
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 pay a proportionate share of all fees
necessary for signalization costs at the corner of Miles
Avenue and Adams Street, as determined by the City
Engineer.
14. The termination point of the street shbwn as Lots B",
H", I", and F" on Exhibit A" Tentative Tract Map),
shall be barricaded to the satisfaction of the Public
Works Department. If the road network for the adjoining
tracts have been constructed and completed, then the
above streets shall be constructed to connect with these
subdivisions, in accordance with the approved street
improvement plans and the requirem*nts of the City
Engineer.
15. Initially one publicly maintained road and prior to the
final building inspection of the 31st unit, two publicly
maintained roads shall be provided connecting this
subdivision to Dune Palms Road, Miles Avenue or Dune
Palms Road. The above shall be monitored by the City
and/or Fire Marshal.
16. The Applicant shall comply with the requirements of the
City Fire Marshal.
Grading and Drainage
17. 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.
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Conditions of Approval-TT 23519, Minor Change-December 18, 1990
18. A registered civil engineer shall exercise sufficient
supervision and control of the tract grading to insure
compliance with the grading plans, specifications, and
applicable codes and ordinances. The registered civil
engineer charged with the compliance responsibility shall
make the following certifications upon completion of
construction.
a. All grading work was properly monitored by
qualified personnel during construction for
compliance with the grading plans, specifications,
and applicable codes and ordinances and thereby
certify the grading to be in full compliance with
those documents.
b. The finished building pad elevations conform with
the approved grading plans.
19. The tract shall be designed and graded in a manner so the
difference in building pad elevations between contiguous
lots that share a common street frontage or join lots
with adjoining existing tracts or approved tentative
tracts does not exceed three 3.0) feet. The pad
elevations of contiguous lots within the subject tract
that do not share a common street shall not exceed five
5.0) feet.
If the Applicant is unable to comply with the pad
elevation differential requirement, the City will
consider and may approve other alternatives that satisfy
the City's intent to promote and insure community
acceptance and buyer satisfaction of the proposed
development. Any alternative proposed shall be submitted
to the Planning Commission and City Council for review
and approval.
20. 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 CVWD's water management program.
21. 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. A statement
shall appear on the final subdivision map that a soils
report has been prepared for the tract pursuant to
Section 17953 of the Health and Safety Code.
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Conditions of Approval-TT 23519, Minor change-December 18, 1990
22. Drainage disposal facilities shall be provided as
required by the Public Works Director including any
drainage fees required therewith. A written agreement
shall be made with the existing owners and future owners
of Tentative Tract 25363 to accept stormwater from
Tentative Tract 23519 including stormwater from a
100-year storm over a period of 24 hours.
23. Any earthwork on contiguous properties shall require a
written authorization from the owner(s) slope easement)
in a form acceptable to the City Engineer.
Traffic and Circulation
24. 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.
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. The Applicant shall provide such reasonable cash
deposit and/or other security for the payment of
costs for the installation of street name signs by
the City.
25. Applicant shall dedicate, with recordation of the tract
map, access rights to Miles Avenue and Adams Street for
all individual parcels which front or back-up to those
rights-of-way.
Tract Design
26. A minimum 20-foot landscaped setback shall be required
along Miles Avenue; a minimum 10-foot setback along Adams
Street. 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
average" if a meandering or curvilinear wall
design is used.
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Conditions of Approval-TT 23519, Minor Change-December 18, 1990
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.
27. 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.
Walls, Fencing, Screening and Landscaping
28. 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 the 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; 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.
29. 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.
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Conditions of Approval-TT 23519, Minor Change-December 18, 1990
30. 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 five trees on a corner) and an irrigation
system.
C. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE
ISSUANCE OF BUILDING PERMITS.
31. 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.
32. Provisions shall be made to comply with the terms and
requirements of the City's adopted Infrastructure Fee
Program in effect at the time of issuance of building
permits.
33. Seventy-five percent of dwellings units within 150 feet
of the ultimate right-of-ways of Miles Avenue shall be
limited to one story, not to exceed 20 feet in height.
The Applicant shall submit, to the Planning Department
for approval, a drawing showing the location of any units
higher than one story located along Miles Avenue
frontage. No two story units shall be constructed next
to each other along Miles Avenue. These two story units
shall be constructed on the lowest pads.
34. 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
S ignage
c. On-site advertising/construction signs
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Conditions of Approval-TT 23519, Minor Change-December 18, 1990
35. The Applicant shall submit complete detailed or
architectural elevations for all units, for the Design
Review Board and Planning Commission review and approval
as a Business Item prior to building permit issuance.
The architectural standards shall be included as part of
the CC & R's if any). The latter shall be submitted to
the Planning and Development Department for review.
36. Prior to the issuance of a grading permit, 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
TT 23519 and Environmental Assessment 88-098, which must
be satisfied prior to the issuance of a grading permit.
Prior to the issuance of a building permit, 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
Environmental Assessment 88-098 and TT 23519 which must
be satisfied prior to the issuance of a building permit.
Prior to final building inspection approval, the
Applicant shall prepare and submit a written report to
the Planning and Development Director demonstrating
compliance with all remaining Conditions of Approval and
mitigation measures of Environmental Assessments 88-098
and TT 23519. The Planning and Development Director may
require inspection or other monitoring to assure such
compliance
Public Services and Utilities.
37. 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.
38. All on-site and off-site utilities including any existing
utility poles shall be installed underground 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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