CC Resolution 1992-099^#C Ii
RESOLUTION 92-99
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF LA QUINTA, CALIFORNIA
GRANTING APPROVAL OF A ONE YEAR TIME
EXTENSION FOR TENTATIVE TRACT 26009
AND CONCURRENCE WITH ENVIRONMENTAL
ASSESSMENT 90-163
CASE NO. TENTATIVE TRACT 26009 VISTA DEVELOPMENT
FIRST EXTENSION OF TIME
WHEREAS, the Planning Commission of the City of La
Quinta, did, on the 24th day of November, 1992, hold a
duly-noticed Public Hearing to consider the request of Vista
Development Company to extend Tentative Tract 26009 for one
year to allow for the subdivision of 21.49 acres into 50 single
family residential lots, located on the north side of 54th
Avenue, approximately 790 feet east of Madison Street, more
particularly described as:
A PORTION OF SECTION 10, T65, R7E, SBBM
WHEREAS, The City Council of the City of La Quinta,
California, did on the 15th day of December, 1992, hold a
duly-noticed Public Hearing to consider this request of Vista
Development Company; and
WHEREAS, Environmental Assessment 90-163 was
conducted in 1990, for this case and a Mitigated Negative
Declaration was recorded for this project pursuant to
California Environmental Quality Act provisions. Therefore, no
further environmental review is warranted to approve the
Applicant's request; and,
WHEREAS, mitigation of various physical impacts
have been identified and incorporated into the approval
conditions for Tentative Tract 26009; 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 and reasons to justify approval of
said extension of time to the Tentative Tract:
1. That Tentative Tract 26009, 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-1-20,000 zoning
district development standards, and design requirements
of the Subdivision Ordinance.
2. The Tentative Tract is compatible with the existing and
anticipated area development.
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^#C3. The project will be provided with adequate utilities and
public services to ensure public health and safety.
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 reconfirm the conclusion of
Environmental Assessment 90-163, indicating that the
proposed Tentative Tract will not result in any
significant environmental impacts as mitigated by the
recomended Conditions of Approval;
3. That it does hereby grant approval the above described
Tentative Tract request for the reasons set forth in this
Resolution, and subject to the attached Conditions of
Approval.
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta City Council, held on this 15th day of
December, 1992, by the following vote, to wit:
AYES: Council Members Bangerter, Sniff & Mayor Pena
NOES: None
ABSENT: Council Members Franklin & Perkins
ABSTAIN: None
City of La Quinta, California
City of La Quinta, California
APPROVED AS TO FORM:
7*Y/* L((/'
DA*H'*6*YWELL1 City Attorney
City of La Quinta, California
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^#CCITY COUNCIL RESOLUTION 92-99
CONDITIONS OF APPROVAL FINAL
TENTATIVE TRACT 26009 EXTENSION OF TIME #1
DECEMBER 15, 1992
* Revised
GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map 26009, marked Exhibit A91, 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 on January 31, 1994 unless
approved for extension pursuant to the City of La Quinta Land Division
Ordinance
3. A minimum 20-foot landscaped setback shall be provided on 54th Avenue and
on Madison Street. Design of the setback shall be approved by the Planning
and Development Department. Setback shall be measured from ultimate right-
of-way line.
4. 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.
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.
5. 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.
*6. Applicant shall dedicate rights of way and easements necessary for public
streets, placement of and access to utility lines and structures, park lands,
drainage basins, common areas, and centralized mail delivery units.
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^#C a
*7 Landscape and irrigation plans for landscaped lots, common retention basins
and park facilities shall be prepared by a licensed landscape architect The
plans and proposed landscaping improvements shall be in conformance with
requirements of, and be signed by, the Planning Director, the City Engineer,
the Coachella Valley Water District, and the Riverside County Agricultural
Commissioner.
Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Common basins and park areas shall be
designed with a turf grass surface which can be mowed with standard tractor-
mounted equipment.
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:
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, with an 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 54th Avenue and
Madison Street.
3) All common area landscaping.
8. Design and architectural standards beyond the R-1 Zone requirements for the
residences shall be submitted to the Planning and Development Department for
review and approval prior to final map recordation. All approved standards
shall be included in the CC&Rs.
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.
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^#C The study shall consider use of building setbacks, engineering design,
building orientation, noise barriers berming, walls, and landscaping, etc.),
and other techniques so as to avoid the isolated appearance given by walled
developments.
*10. If the tract is phased, 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.
Applicant shall develop tract phases in the order of the approved phasing plan
so that improvements required of each final map are complete prior to issuance
of Certificates of Occupancy within subsequent final maps. The City Engineer
may consider proposals by the applicant to stage the installation of tract-wide
improvements normally secured with the first final map i.e., off-site
improvements, perimeter walls and perimeter landscaping) with the orderly
development of all phases within the tentative tract.
11. Applicant shall submit proposed street names with alternatives to the Planning
and Development Department for approval prior to final map approval.
12. 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 *an.
b. Location and design detail of any proposed and/or required walls.
13. Prior to final map approval, the subdivider shall submit general 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) shrubs,
groundcover, and an irrigation system plan. Trees to be shown on the plot
plan of the entire tract separate from shrubs.
14. The Applicant shall install a six-foot-high block sound wall per the Noise
Study requirements along the entire length of tract boundary that adjoins 54th
Avenue and Madison Street, except adjacent to retention basin where a
decorative fence may be used. The wall design shall have an aesthetically
pleasing appearance as approved by the Planning Director. A 6-foot high
block wall shall be provided for lot sides facing retention basin per Specific
Plan 90-018.
*15. 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:
0 City Fire Marshal
o City of La Quinta Public Works Department
o Planning & Development Department, Planning Div.
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o Coachella Valley Water District
o Coachella Valley Unified School District
o Imperial Irrigation District
o California Regional Water Quality Control Board
NPDES Permit)
Applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining city
approvals and signatures on the plans
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.
16. 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.
17. 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.
18. The Developer shall install landscaping trees and lawnlgroundcover) and
irrigation Systems within drainage retention basin(s) and perimeter areas
19. 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 Tentative Tract 26009 and Environmental Assessment 90-163,
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 90-183 and Tentative Tract 26009, 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
Assessment 90-163 and Tentative Tract 26009. The Planning and Development
Director may require inspection or other monitoring to assure such
compliance.
20. Sidewalk on 54th Avenue shall meander within right-of-way and 20-foot
landscape lot. Design of sidewalk to be approved by Planning and
Development Department prior to beginning of preparation of landscaping
plans.
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^#C 21. Within 5-feet of 54th Avenue curb, no spray irrigation heads, nor lawn, shall
be used. Within this area only emitters and spreading shrubs and
groundcover may be used.
*22. If subsurface cultural remains or artifacts are encountered during
development including grading), work shall be stopped and a qualified
archaeologi*t shall be contacted immediately at Appllcant's expense and
appropriate mitigation measures shall be taken.
23. All existing overhead utilities shall be undergrounded as a part of the
development.
24. All existing trees that can be successfully transplanted shall be incorporated
into landscaping where feasible.
25. Development of property shall comply with provisions of Specific Plan 90-018,
as approved.
26. Architectural plans, including floor plans, elevations, and colors and
materials, shall be approved by the Design Review Board and Planning
Commission prior to issuance of building permits. Consideration shall be
given to providing architectural treatment to all sides of the buildings and
shading of glass areas from sun.
27. Prior to recordation of final map, Applicant shall pay in-lieu park fees per
City requirements.
28. All exterior lighting including that for signage & landscaping shall comply with
the Dark Sky" ordinance.
PUBLIC SERVICES AND UTILITIES
*29. The Applicant shall comply with the requirements of the Imperial Irrigation
District per their letter dated October27, 1992, which requires the dedication
of a ten 10) foot Public Utility Easement along Avenue 54. The easement can
be incorporated into areas designed for landscape or buffer zones.
*30. The Applicant shall comply with the requirements of the City Fire Marshal per
their letter dated May 21, 1990, and October 15, 1992.
31. The Applicant shall comply with all requirements of the Coachella Valley Water
District per their letter dated April 6, 1990.
ENGINEERING DEPARTMENT:
32. The Applicant shall vacate vehicle access rights to Madison Avenue and 54th
Avenue from all abutting individual lots. Access to these streets from this
subdivision shall be restricted to street intersections only.
33. A common area lot shall be established for that area between the tract
perimeter wall and street right-of-way along Madison Avenue 20-feet) and
54th Avenue 20-feet).
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^#C*34 The Applicant shall have street improvement plans for public and private
streets) prepared by a registered civil engineer. The 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 *uinta Municipal Code 3" AC over
4" Class 2 Base min. for residential streets). Street design shall take into
account the soil strength, the anticipated traffic loading, and street design
life.
Improvements shall include all appurtenances such as traffic signs,
channelization markings, raised medians if required, street name signs,
sidewalks and centralized mail delivery units approved in design and location
by the U.S. Post Office and the City Engineer. Mid-block street lighting is
not required.
Enhancements to existing improvements may be required to integrate the
proposed improvements with existing conditions. This includes street width
transitions extending beyond tract boundaries.
Access points and turning movements of traffic shall be restricted as follows:
A. Avenue 54 at south access road: Right-in/right-out
only.
B. Madison Avenue at west access road: Right-in/right
out only.
35. The Applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to the Coachella Valley Water District for review and comment
with respect to the District's Water Management Program.
36. All underground utilities shall be installed, with trenches compacted to City
standards, prior to construction of any street improvements. A soils engineer
retained by the Appilcant shall provide certified reports of soil compaction
tests for review by the City Engineer.
37. 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.
38. The 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.
39. An encroachment permit for work in any abutting local jurisdiction shall be
secured prior to constructing or joining improvements.
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^#C *40. The right of way dedications for public streets shall be as follows:
Avenue 54: half-street 50 feet) right of way for 100-foot wide Primary
Arterial.
Madison Avenue: half-street 55 feet) right of way for 110-foot wide
Primary Arterial.
On-site public streets: full-street 60 feet) right of way, plus corner
cut-backs at intersections, plus suitable right of way conforms for a
knuckle'* turn as required by the City Engineer.
Cul-de-sac: full-street 50 feet) right of way per Riverside County
Standard Drawing No.800 plus 10 foot wide public utility easement
outside each side of the right of way.
Cul-de-sacs longer than 150-feet shall have a minimum turning diameter of 90-
feet. Cul-de-sacs shall be no longer than 1,320 feet unless provided with an
approved emergency alternate access or other appropriate fire protection
approved by the Fire Marshal.
*41. The city is contemplating adoption of a major thoroughfare improvements
ordinance. The ordinance is intended to distribute the cost of major
thoroughfare construction evenly and fairly on undeveloped land at the time
the land is subdivided or developed for beneficial use. If the ordinance is
adopted at least 60 days prior to recordation of any final map in this
development, this project shall be subject to the provisions of the ordinance.
If the ordinance is not adopted 60 days prior to recordation of any final map,
Applicant shall comply with the following public street improvement
requirements.
The Applicant shall construct, or enter into agreement to construct) street
improvements and appurtenant amenities for the following streets to the
requirements of the La Quinta Municipal Code and City Engineer prior to
approval of the final map
a. On-site streets, including cul-de-sacs: 36-foot wide street
improvements per Riverside County Standard Drawing No.105
and 800.
b. Avenue 54: half-street improvements per Riverside County
Standard Drawing No.101, including one half of raised median
and lane transition beyond the tract boundary, plus a 14-foot
wide overlay of the eastbound travel lane. Eastbound travel lane
is eligible for reimbursement per City policy.
c. Madison Avenue: half-street improvements per Riverside County
Standard Drawing No.100, including one half of raised median,
plus a 14-foot wide southbound travel lane and 6-foot wide
aggregate base shoulder.
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^#C*42. Storm water run-off produced in 24 hours by a 100-year storm shall be
retained on site in landscaped retention basin(s) designed for a maximum
water depth not the exceed six feet.
The basin slopes shall not exceed 3:1. The percolation rate shall be
considered to be zero inches per hour unless the Applicant provides site-
specific data that indicates otherwise. other requirements include, but are
not limited irrigation improvements, and appurtenant structural drainage
amenities all of which shall be designed and constructed in accordance with
requirements deemed necessary by the City Engineer.
The tributary drainage area for which the applicant is responsible shall
extend to the centerline of any public street contiguous to the site.
The tract shafl be graded to permit storm flow in excess of retention capacity
to flow out of the tract through a designated overflow outlet and into the
historic drainage relief route. Similarly, the tract shall be graded to receive
storm flow from adjoining property at locations that have historically received
flow.
43. A traffic signal is required at the intersection of Avenue 54 and Madison
Avenue. The Applicant is responsible for 12.5% of the cost to design and
construct the signal. The traffic signals will be installed by the City when
traffic conditions warrant the installation.
44. The Applicant shall enter into agreement with the City prior to recording the
final map to maintain the retention basin(s) and landscaped setback lot(s)
until the City Engineer accepts them for maintenance by the City. In no event
will the City accept these lot(s) for maintenance until they are included on the
tax assessment roll and producing tax revenue to the City's Lighting and
Landscape District.
45. A thorough preliminary engineering, geological, and soils engineering
investigation sha* be conducted with a report submitted for review along with
grading plan. The report 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.
46. The tract grading plan shall be prepared by a registered civil engineer and
approved by the City Engineer prior to final map approval.
*47. The city is contemplating adoption of a quality-assurance program for
privately-funded construction. If the program is adopted prior to the
issuance of permits for construction of the improvements required of this map,
Applicant shall fully comply with the quality-assurance program.
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^#C LI
If the quality-assurance program has not been adopted, Applicant shall adopt
a construction quality-assurance program which meets the approval of the
City Engineer. The applicant shall employ or retain a California registered
civil engineer or geotechnical engineer, as appropriate, to exercise sufficient
supervision of the construction and/or the quality control program to be able
to produce and sign as-built drawings and certify compliance with the plans,
specifications and applicable codes.
Upon completion of construction, applicant shall provide the city a set of 9as
built'! reproducible drawings of all grading and improvements except water
and sewer. Each sheet of the drawings shall have the words 9As-Built91 or
As-Constructed'1 clearly marked on each sheet and be stamped and signed by
the engineer(s) certifying to the as-built condition
The engineer(s) or surveyor shall place statement(s) on the as built" plans
as follows: The construction of all improvements on these plans was properly
monitored by qualified personnel under my supervision for compliance with the
plans and specifications. All observations by me or these personnel indicate
the work shown hereon was constructed as approved except as otherwise
noted. Noted exceptions have been approved by the City Engineer.
Prior to issuance of any building permit, applicant shall submit a separate
document, bearing the seal and signature of a California civil or geotechnical
engineer or a California registered land surveyor, that lists actual building
pad elevations. The document shall, for each lot in the tract, state the pad
elevation approved on the grading plan, the as-built elevation, and shall
clearly identify the difference, if any. The data shall be organized by tract
phase and lot number and shall be cumulative if the data is submitted at
different times.
*48. Applicant shall construct, or enter into an agreement to construct, the on-
and off-site grading, streets, utilities, landscaping, on-site common area
improvements, and any other improvements required by these conditions
before approval of the final map.
*49 Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
*50. If tract improvements are phased with multiple final maps, off-site
improvements and tract-wide improvements such as perimeter walls and
landscaping, common drainage basins, and perimeter landscaping shall be
constructed or secured prior to approval of the first final map.
*51. Deferred Improvements: applicant shall pay cash in lieu of and equivalent to
the respective fair-share construction cost, of implements for which applicant
has partial cost responsibility and construction is deferred until the
improvements are deemed appropriate and/or the full complement of funding
is available deferred improvements"). The city may approve deferral of the
cash payment if applicant posts security to guarantee payment when needed.
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^#C 51
Deferred improvements for this tract include:
A. Intersection of Avenue 54 and Madison Street: 12.5% of the cost to
design and construct traffic signals.
*52. Applicantts obligations with respect to deferred improvements may be
supplanted by participation in the city's major thoroughfare improvement
program if the program is in effect prior to recordation of the final map for
this tract.
*53 Grading, drainage, street, lighting, landscaping & irrigation, park, gate,
and perimeter wall plans are not approved for construction until they have
been signed by the City Engineer.
*54 Prior to issuance of Certificates of Occupancy for buildings within the tract,
Applicant shall install traffic control devices and street name signs along
access roads to those b*dings.
*55 An equestrian trail and a spilt rail type fence a minimum of 8-feet wide shall
be constructed on the east side of Madison Street with sidewalk on the west
side of the street per Exhibit G 1) to the satisfaction of the Planning and
Development Director.
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