CC Resolution 1992-018^!A E
RESOLUTION 92-18
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF LA QUINTA, CALIFORNIA,
ANNOUNCING FINDINGS AND GRANTING
APPROVAL OF THE FIRST ONE YEAR
EXTENSION OF TIME FOR TENTATIVE TRACT
NO. 25154 TO ALLOW THE CREATION OF A 98
LOT SUBDIVISION ON A_+27.45 ACRE SITE.
CASE NO. TT 25154 FIRST EXTENSION OF TIME
VALLEY LAND DEVELOPMENT COMPANY)
WHEREAS, the Planning Cornnlissiofl of the City of La
Quinta, California, did on the 14th day of January, 1992, hold
a duly-noticed Public Hearing to consider the request of Valley
Land Development Company to extend approval of Tentative Tract
25154 which permits the subdivision of +27.45 acres into 98
single-family development lots for sale, generally located at
the northeast corner of Sagebrush Avenue and Date Palm Drive.
WHEREAS, the City Council of the City of La Quinta,
California, did on the 4th day of February, 1992, hold a
duly-noticed Public Hearing to consider the request of Valley
Land Development Company to extend approval of Tentative Tract
25154 which permits the subdivision of +27.45 acres into 98
single-family development lots for sale, generally located at
the northeast corner of Sagebrush Avenue and Date Palm Drive,
more particularly described as:
A SUBDIVISION OF THE NORTHEAST
QUARTER OF THE SOUTHEAST QUARTER OF
SECTION 31, TOWNSHIP 5 SOUTH1 RANGE
7 EAST, S.B.B.M. IN THE CITY OF LA
QUINTA, CALIFORNIA.
WHEREAS, the Planning Commission of the City of La
Quinta, California, did on the 14th day of November, 1989, did
consider recommendation to the City Council approval of
Tentative Tract Map 25154; and,
WHEREAS, the City Council of the City of La Quinta,
California, did on the 5th day of December, 1989, hold a
duly-noticed Public Hearing to consider the Applicant's request
and recommendation of the Planning Commission and did approve
Tentative Tract 25154; and,
WHEREAS, said tentative map has complied with the
requirements of The Rules to Implement the California
Environmental Quality Act of 1970" as amended and adopted by
City Council Resolution 83-68 in that the Planning Director
conducted an initial study, and has determined that the
proposed tentative tract will not have a significant adverse
impact on the environment; and,
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WHEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Council did find
the following facts to justify approval of said tentative tract
map time extension:
1. That Tentative Tract 25154, as conditionally approved, is
generally consistent with the goals, policies and intent
of the La Quinta General Plan for land use density,
circulation requirements, R-l zoning district development
standards, and design requirements of the Subdivision
Ordinance.
2. That the design of Tentative Tract Map 25154 may cause
some environmental damage or injury to the wildlife
habitat of the Coachella Valley Fringe-Toed Lizard, but
mitigation in the form of fees for a new habitat area
will reduce this impact to an insignificant level.
3. 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.
4. That the design of Tentative Tract Map 25154 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.
5. That the proposed Tentative Tract 25154, as conditioned,
provides for mitigation of incremental impacts on park
facilities, circulation system, noise and aesthetic
factors.
6. 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 First Year
Extension of Time 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;
RESOrc 030/rq
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2. That it does hereby reconfirm the original
conclusion of Environmental Assessment 89-144
relative to the environmental concerns of this
tentative tract;
3. That it does hereby approve extension of Tentative
Tract Map 25154 for one year subject to amended
Conditions of Approval as noted herein in the
attached Conditions.
PASSED, APPROVED, AND ADOPTED at a regular meeting
of the La Quinta City Council held on this 4th day of February,
1992, by the following vote, to wit:
AYES: Councilmembers Sniff, Rushworth, Franklin,
Bohnenberger, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
City of La Quinta, California
City of La Quinta, California
APPROVED AS TO FORM:
*
DAWN HONEYWELL City Attorney
City of La Quinta, California
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^!A CITY COUNCIL RESOLUTION NO.92-18
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT 25154, FIRST EXTENSION OF TIME
FEBRUARY 4, 1992
+ Added by the Planning Commission on January 14, 1992
++ Modified by the Planning Commission on January 14, 1992
GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map 25154 shall comply with the requirements
and standards of the State Subdivision Map Act and the City of
La Quinta Land Division Ordinance, unless 3therwise modified by
the following conditions.
2. This Tentative Tract Map approval shall expire on December 5,
1992, 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-
side 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 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.
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 public
agencies:
* City Fire Marshal
* City of La Quinta Public Works Department
* Planning & Development Department
* Coachella Valley Water District
* Desert Sands Unified School District
* Imperial Irrigation District
* U.S. Postal Service
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.
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
CONAPRVL.026
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^!A Director demonstrating compliance with those Conditions
of Approval and mitigation measures of Tentative Tract
No. 25154 and Environmental Assessment No. 89-144, 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 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.
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 t*o prevent the emission of dust and blowsand.
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10. 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.
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 100-year storm. Applicant shall provide
drainage easements as required across lots abutting the
La Quinta Evacuation Channel.
12. 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. These plans shall
include the landscape and irrigation plans for all areas
required to be landscaped.
13. Developer shall comply with all applicable requirements
of the City Fire Marshal.
14. The Developer shall obtain an encroachment permit from
the Coachella Valley Water District prior to any
construction within the right-of-way of the La Quinta
Evacuation Channel. This includes, but is not limited
to, surface improvements, drainage inlets, landscaping,
and roadways. Developer shall install suitable
facilities to prohibit access to this right-of-way from
the subject tract.
15. Prior to any issuance of land disturbance permits, the
Applicant shall contract with the University of
California Riverside Archaeological Research Unit to
perform a re-evaluation of the project site. The results
of this evaluation shall be submitted to the Planning and
Development Department for review, along with the
proposed method of testing for any potentially
significant sites identified in the evaluation. If
potentially significant sites are identified, the
Applicant shall submit an archaeological mitigation plan
to indicate the status of any existing
archaeological/cultural resources of any potential
significance. Said plan shall identify any existing
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reports done by the University of California, Riverside,
Archaeological Research Unit, and shall include methods
by which any significant or potentially significant sites
will be inventoried and/or excavated. A mitigation and
monitoring program shall be required to be submitted,
specifying a qualified archaeological monitor, including
any assistants and other representatives. The statement
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.
CONDITIONS TO BE SATISFIED PRIOR TO FINAL MAP APPROVAL/
RECORDAT ION
16. 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 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).
17. The Applicant shall acquire and dedicate a 30-foot
++ right-of-way easement over the property to the south of
the subject site portion of Sagebrush Avenue), for
street construction purposes unless an alternative
arrangement is approved by the Public Works Department
18. Cul-de-sacs shall provide a minimum turning diameter
right-of-way of 90 feet. Present design will require
additional right-of-way dedication as sidewalks are
required.
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19. The Applicant shall construct or bond for street
improvements to the requirements of the City Engineer and
the La Quinta Municipal Code, as follows:
a. The interior public street system shall be designed
pursuant to the approved Exhibit A Tract Map) for
Tentative Tract 25154, and the requirements of the
City Engineer. All streets shall maintain a 2*
cross slope from centerline to edge of pavement.
Any variations to the approved street system design
sections shall be subject to review and approval by
the Public Works Department.
20. 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.
21. 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 prior to Final Map approval.
22. 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.
23. The Developer shall comply with all applicable
requirements of the Fire Marshal prior to Final Map
approval.
24. Applicant shall pay in-lieu parkland fees, based upon 86
acres as determined by the La Quinta Municipal Code.
Determination of payment amount shall be determined as
set forth in Chapter 13.24, Article II of the La Quinta
Municipal Code and shall be payable prior to Final Map
recordation.
25. 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 internal streets, and
surrounding land uses, 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.).
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26. 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.
27. All residential lots within the approved boundaries of
Tentative Tract No. 25154 shall only be conveyed to new
ownership with the following declaration:
This property may be subject to limited or
restr4cted viewshed(s) due to surrounding
previously approved developments to the north and
west of this tract Tract 24545, the Pyramids
Development and Tract 21555, Parc La Quinta
respectively). Northerly views will be limited by
approved landscaping and fencing which may be
approximately 8 to 12-feet above finished grade of
this property. Westerly views may be impacted due
to development of two story homes on certain lots
within the Parc La Quinta project. The prospective
buyer is urged to investigate the full range of any
potential view impacts prior to committing to any
agreement(s)."
28. If any phased tract development i.e., multiple-lot
construction) is proposed, the Applicant shall submit
complete detail architectural elevations for all units,
for Planning Commission review and approval as a Business
Item. The Architectural Standards shall generally meet
the requirements of the SR Zoning District for Building
and Site Design Standards, with the exception of height
restrictions which shall be as set forth in the R-1 Zone,
except where these conditions shall take precedence. The
Architectural Standards shall be included in CC & R's if
any phased tract development occurs."
29. Applicant shall submit a unit siting plan at the time of
submittals for architectural review of any phased tract
development. Siting plan shall indicate two-story
locations, if any, and shall be reviewed at the Planning
Commission along with the proposed unit types. If lots
are sold on an individual basis, non-phased tract
development) the Applicant understands that approvals of
any two-story units on any lot are not guaranteed and
will be reviewed on a case by case basis by the Planning
and Development Department during building permit
review. If phased tract development occurs, see
Condition #28) CC & R's are required to be submitted to
the City for review prior to Final Map recordation; the
above restriction shall be noted in the CC & R's, if
required."
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^!A 30. The westerly termination point of the street shown as Lot
*D" on Exhibit *9A" Tentative Tract Map), shall be gated
with controlled access devices that restrict
ingress/egress to emergency vehicles. Permits for the
installation of controlled access devices shall be
obtained from the Building Division and Fire Department
prior to installation.
31. Applicant shall reimburse the City for 25% of the cost to
+ design and install a new traffic signal at Washington
Street and Sagebrush Avenue intersection.
TRACT DESIGN
32. Prior to any landscape installations, 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,
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.
33. Landscaping of all units including model complex) in
Tentative Tract 25154 shall be in substantial compliance
with the SR Zoning District requirements as established
in the Manual on Landscape Standard for single family
residences.
34. Developer shall be required to participate in the
installation of a suitable buffer along the eastern tract
boundary of Tentative Tract 25154, between the
residential lots and the future maintenance facility for
the Pyramids project. Mutual participation by the
Developer of this tract and the Developer of the Pyramids
shall be required to provide an acceptable situation for
both parties. Design components of the buffer area may
include, but are not limited to walls,
berming/landscaping, grade variations, setbacks, etc.
Design of the buffer area shall be subject to review and
approval of the Planning and Development Department. The
improvement(s) of the buffer shall be installed at time
of any development activity on either property; any
reimbursement agreement(s) arrangement will be solely the
responsibility of the Developers involved.
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35. 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.
35. 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.
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