CC Resolution 1992-012^!A9 I
RESOLUTION 92-*
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA
QUINTA, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP
26471 TO ALLOW THE CREATION OF SIX PARCELS ON A 235+
ACRE SITE.
CASE NO. TPM 2647* STUART ENTERPRISES, LTD.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 25th day of June, 1991, hold a duly noticed Public Hearing and continued
Public Hearing on the 9th of July, 1991, to consider the request of Stuart
Enterprises, Ltd. to subdivide 235+ acres into six parcels in the R-1 zone located on
the west side of Madison Street between 52nd and 53rd Avenues, more particularly
described as:
A PORTION OF SECTION 10, TOWNSHIP 6 SOUTH, RANGE 7
EAST, SAN BERNARDINO BASE AND MERIDIAN.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 16th day of July, 1991, hold a duly noticed Public Hearing and continued
Hearings on September 17, 1991, November 19, 1991, December 17, 1991, and
January 21, 1992, to consider the Applicant's request and recommendation of the
Planning Commission concerning the Environmental Analysis and Tentative Parcel
Map; 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 82-213, adopted by reference in City of La Quinta Ordinance
No.5), in that the Planning Director conducted an initial study, and has determined
that the proposed Tentative Parcel Map will not have an adverse impact on the
environment; 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
Parcel Map:
1. That Tentative Parcel 26471, 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-1 Zoning District
development standards, and design requirements of the Subdivision
Ordinance.
2. The proposed circulation design as conditioned, are suitable for the proposed
land division.
3. That the design of Tentative Parcel Map 26471 will not cause substantial
environmental damage or injury to the wildlife habitat of the Coachella Valley
Fringe-Toed Lizard.
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4. That the design of the subdivision, as conditionally approved, will be
developed with publlc sewers and water, and therefore, is not likely to cause
serious public health problems.
5. That the design of Tentative Parcel Map 26471 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 Parcel Map 26471, as conditioned, provides for
adequate maintenance of the landscape common areas.
7. That the proposed Tentative Parcel Map 26471, as conditioned, provides storm
water retention, park facilities, and noise mitigation as the parcels are
developed.
8. That general impacts from the proposed Parcel Map were considered within the
MEA prepared and adopted in conjunction with the La Quinta General Plan.
WHEREAS in the review of this Tentative Parcel 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 constitute the findings of the Council
in this case;
2. That it does hereby confirm the conclusion of EA 90-183 relative to the
environmental concerns of the Parcel Map;
3. That it does hereby approve the subject Tentative Parcel Map 26471 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 21st day of January, 1992, by the following vote,
to wit:
AYES: Council Members Franklin, Rushworth, Sniff & Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: Council Member Bohnenberger
City of La Quinta, California
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ATTEST:
AUNDRA L. JUHOL City Clerk
City of La Quinta, California
APPROVED AS TO FORM
*
City of La Quinta, California
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^!A9 CITY COUNCIL RESOLUTION 92- 12
CONDITIONS OF APPROVAL FIN*
TENTATIVE PARCEL MAP 26471
JANUARY 21, 1992
* Mitigation Measures for Environmental Assessment 90-183
+ Amended by Planning Commission 7-9-91
++ Added by Planning Commission 7-9-91
** Amended by City Council 1-21-92
GENERAL CONDITIONS OF APPROVAL
1. Tentative Parcel Map 26471, labeled Exhibit A" on file in the Planning and
Development Department 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 Parcel 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. Approval of Parcel Map shall be subject to approval of Specific Plan 90-020
4. Development of parcels shall not occur unless a Tentative Tract, Parcel Map,
or Plot Plan, as applicable is approved on the property.
ENGINEERING DEPARTMENT CONDITIONS:
*5 Applicant shall dedicate public street right of way and utility easements in
+ conformance with the city's General Plan, Municipal Code, applicable Specific
Plans if any, and as required by the City Engineer, as follows:
a. Avenue 52 Primary Arterial, 55-foot half width;
b. Madison Street Primary Arterial, 55-foot half width;
c. Avenue 53 Collector Street, 32-foot half width;
d. A and B streets Local Street, 60-foot full width;
e. Right of way geometry for corner cut-backs at intersections shall
conform with Riverside County Standard Drawing #805 unless otherwise
approved by the City Engineer.
**6. Applicant shall provide meandering landscaped setback lots with the smallest
width to be 20 feet adjacent to the following street right of way(s):
a. Avenue 52, 40-feet wide;
b. Madison Street, 40-feet wide;
c. Avenue 53, 40-feet wide.
*7 Applicant shall vacate vehicle access rights to Avenue 52 and 53 and Madison
Street from all abutting lots. Access to these streets from this land division
shall be restricted to A and B street intersections only.
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Conditions of Approval
Tentative Parcel Map 26471
January 21, 1992
8. Applicant shall provide a blanket easement that covers the entire landscaped
setback lots for the purpose of a meandering public sidewalk.
9. Applicant 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.
10. Applicant shall pay all fees charged by the city as required for processing,
plan checking and construction inspection. The fee amount(s) shall be those
which are in effect at the time the work is undertaken and accomplished by the
city.
+*11. Applicant shall have street improvement plans prepared by a registered civil
engineer. Street improvements shall be designed and constructed for all
streets within the proposed subdivision and for off-site streets as required
by these conditions of approval. All street improvements shall be designed
and constructed in accordance with the LQMC and adopted Standard
Drawings and City Engineer and shall include all appurtenant components
required by same, except mid-block street lighting, such as but not limited
to traffic signs and channelization markings, street name signs, sidewalks,
and raised medians where required by city General Plan. Street design shall
take into account the soil strength,anticipated traffic loading, and design life.
The minimum structural section for residential streets shall be 3" AC over 4"
Class 2 Base.
Miscellaneous incidental improvements and enhancements to existing
improvements where joined by the newly required improvements shall be
designed and constructed as required by the City Engineer to assure the new
and existing improvements are appropriately integrated to provide a finished
product that conforms with city standards and practices. This includes
tapered off-site street transitions that extend beyond tract boundaries and
join the widened and existing street sections.
The following specific street widths shall be constructed to conform with the
General Plan street type noted therewith:
a. ON-SITE STREETS
1. A and B streets full width Local Street, 40 feet wide, refer to
Std Dwg #105;
b. OFF-SITE STREETS
The City is contemplating adoption of a major thoroughfare improvement
ordinance which is intended to distribute the improvement cost of major
thoroughfare construction evenly and fairly on undeveloped land. If
the ordinance is adopted, this parcel map shall be subject to payment
of fees, or construction of improvements in lieu of, as set forth in the
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^!A9Conditions of Approval
Tentative Parcel Map 26471
January 21, 1992
ordinance, provided the ordinance is adopted 60 days prior to
recordation of the map. The fees shall be paid, or agreed to be paid,
prior to recordation of the map.
If in the event, the major thoroughfare improvement ordinance is not
adopted, the off-site street improvement responsibility, including
design and construction, shall be as follows:
1. Avenue 52 portion contiguous to specific plan area) Install
three-quarter width Primary Arterial 3 of 4 travel lanes for 86'
width improvement option), improvement includes full width
raised median and 16-foot wide west bound travel lane, refer to
Std Dwg #100;
2. Madison Street:
a. Portion contiguous to the northerly quarter-mile of the
specific plan area) Install full-width Primary Arterial 86'
width improvement option), improvement includes full
width raised median, refer to Std Dwg #100;
b. Portion contiguous to the southerly quarter-mile of the
specific plan area) Install three-quarter width Primary
Arterial 86' width improvement option), improvement
includes full width raised median and a 16-foot wide north
bound travel lane, refer to Std Dwg #100.
3. Avenue 53 portion contiguous to specific plan area) Install
three-quarter width Collector 40-foot option), improvement
includes standard half width plus one 14-foot wide east bound
travel lane, refer to La Quinta General Plan Figure VII-2.
++4. Full turn access cut in Avenue 52 median shall be provided at
Green Valley Ranches.
12. Applicant shall construct, or enter into agreement to construct, the site
grading, off-site public improvements and utilities, and on-site common area
improvements before the final map is recorded. Applicant shall pay cash, in
lieu of and equivalent to the respective fair-share construction cost, for those
improvements that the Applicant has partial cost responsibility and
construction must be deferred until the full complement of funding is
available. Payment of cash may be deferred to a future date mutually agreed
by Applicant and City, provided security for said future payment is posted
by Applicant.
*13. Applicant shall construct an six-foot wide meandering sidewalk with equestrian
** trail and split rail type fence in the landscaped setback lots along 52nd, 53rd
Avenues, and Madison Street to the satisfaction of the City.
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Conditionu of Approval
Tentative Parcel Nap 26471
January 21, 1992
*14. Turning movements of traffic accessing the subject land division from
adjoining public streets shall be as follows:
Avenue 52
a. Street B: left and right turns in and out are allowed;
Madison Street
a. Street A: left and right turns in and out are allowed.
*15. Applicant is responsible for the cost to design and construct traffic signals
at the following locations.
a. Avenue 52;
1. Jefferson Street: 12.5% fair share responsibility;
2. Madison Street: 25% fair share responsibility;
3. Street B: 50% fair share responsibility;
b. Avenue53;
1. Jefferson Street: 12.5% fair share responsibility;
2 Madison Street: 25% fair share responsibility;
c. Madison Street;
1. Street A: 50% fair share responsibility.
The signals will be installed by the City when warranted by traffic conditions.
Regardless of the fair share responsibility, Applicant shall fund up to two
times the fair share of the signal installation if other developer paid fair share
funds for the subject signal are not available. The Applicant may be
reimbursed for costs in excess of the standard fair share responsibility from
other developer paid fair share funds received for the subject signal.
16. Applicant may seek reimbursement for those costs that exceed the Applicant1s
fair share responsibility from fair share funds paid by another developer for
the specific improvement for which reimbursement is sought. Eligibility for
reimbursement requests shall be subject to City Council approval and the
availability of funds.
+17. Applicant shall establish a master landscaping maintenance association that is
funded by the future homeowner's associations of the six 6) parcels created
by this parcel map and Village at southeast corner of 52nd Avenue and
Madison. The master association shall be responsible for all perimeter
landscaping and sound walls contiguous to this tract along 52nd and 53rd
Avenues, Madison Street, and A and B streets.
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Conditions of Approval
Tentative Parcel Map 26471
January 21, 1992
FIRE MARSHAL:
18. Schedule A fire protection approved Super fire hydrants, 6" * 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 1000 gpm for 2 hours duration
at 20 psi.
19. Prior to recordation of the final map, Applicant/Developer shall furnish one
blueline copy of the water system plans to the Fire Department for
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.
20. 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.
A temporary water supply for fire protection may be allowed for the
construction of model units only. Plans for a temporary water system must be
submitted to the Fire Department for review prior to issuance of building
permits
21. Gates installed to restrict access shall be power operated and equipped with
a Fire Department override system. Improvement plans for the entry street
and gates shall be submitted to the Fire Department for review/approval prior
to installation.
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