CC Resolution 1993-099^!E
RESOLUTION 9*99
A RESOLUTION OF THE CITY COUNCIL OF ThE CITY OF
LA QUINTA, CALIFORNIA, CONCURRING WITH THE
ENVIRONMENTAL ANALYSIS AND APPROVING A
ThNT*VE TRACT TO ALLOW A 116 LOT SINGLE
FAMILY SUBDIVISION ON A 12+ ACRE SITE
CASE NO. Yr27854- LA QUINTA VILLAGE JASCORP)
WHEREAS, the Planning Commission of the City of La Quinta, California, did,
on the 28th day of September, 1993, and the 12th day of October, 1993, hold duly-noticed
Public Hearings, to consider the request of JASCORP to subdivide 12+ acres into + 116 single-
family lots, and other miscellaneous lots, generally located on the west side of Washington
Street, 700+ feet north of Calle Tampico, more particularly described as:
A PO*ON OF SE*ON 6,
T65, R7E, S.B.B.M.
WHEREAS, the City Council of the City of La Quinta, California, did, on the
7th day of December, 1993, hold a duly-noticed Public Hearing, to consider the request of
JASCORP to subdivide 12+ acres into *+l 16 single-family lots, and other miscellaneous lots,
generally located on the west side of Washington Street 700+ feet north of Calle Tampico; and,
WHEREAS, said tentative map has complied with the requirements of The Rules
to Implement the California Environmental Quality Act of 1970" as amended *esolution No.
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,
WHEREAS, mitigation of various physical impacts have been identified and will
be incorporated into the approval conditions for Tentative Tract 27854 in conjunction with this
tentative tract, 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 justi* the approval of said tentative tract map:
I. That Tentative tract 27854, as conditionally recommended, 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.
RESOCO. 124 1
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I di I,
Resolution 93-99
2. That the subject site will have a flat topography. The proposed circulation design and
single-family lot layouts as conditioned are, therefore, suitable for the proposed land
division.
3. That the design of Tentative Tract Map 27854 will not cause substantial environmental
damage or injury to the wildlife.
4. That the design of the subdivision, as conditionally recommended, will be developed with
public sewers and water, and, therefore, is not likely to cause serious public health
problems.
5. That the design of Tentative Tract Map 27854 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 Tract 27854, as recommended, provides for adequate
maintenance of the landscape buffer areas.
7. That the proposed Tentative Tract 27854, as recommended, provides on- and off-site
storm water retention, park in-lieu fees, and noise mitigation.
8. That general impacts from the proposed tract were considered within the MEA prepared
and adopted in conjunction with the La Quinta General Plan; and,
WHEREAS, in the review of this Tentative 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
Commission in this case;
2. That it does hereby confirm the conclusion of Environmental Assessment 93-267 relative
to the environmental concerns of this tentative tract;
3. That it does hereby approve the subject Tentative Tract Map 27854 for the reasons set
forth in this Resolution and subject to the attached conditions.
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Resolution 93*9
PASSED, APPROVED, and ADO**FED at a regular meeting of the * Quinta
City Council, held on this 7th day of December, 1993, bythe following vote, to wi*..-
AYES: Council Members Bangerter, Mccartney, Perkins,
Mayor Pena
NOES: Council Member Sniff
ABSENT: None
ABSTAIN: None
City of i* Quinta, California
City of la Quinta, California
APPROVED A$ TO FORM
*
DAWN HONEYWELL, *ity Attorney
City of La Quinta, California
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CITY COUNCIL RESOLUTION 93-99
CONDITIONS OF APPROVAL FINAL
TENT*VE IRACT 27854, JASCORP
DECEMBER 7, 1993
* Modified by the Planning Commission on 10-12-93
GENERAL
1. Tentative Tract 27854 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 approval shall expire and become void within two years unless extended pursuant
to the City's Subdivision Ordinance.
3. Tract phasing plans, including phasing of public improvements, shall be submitted for
review and approval by the City Engineer and the Planning and Development Department
prior to recordation of any final map under this tentative map. The applicant shall
develop tract phases in the order of the approval phasing plan so that improvements
required of each final map are complete prior to issuance of Certificates of Occupancy
within subsequent final maps.
4. Prior to the issuance of a grading or building permit for construction of any building or
use contemplated by this approval, the applicant shall obtaln permits andlor clearances
from the following public agencies:
City Fire Marshal
Public Works Department
Planning and Development Department
Riverside Co. Environmental Health Department
Desert Sands Unified School District
Coachella Valley Water District
Imperial Irrigation District
California Regional Water Quality Control Board NPDES Permit)
Sunline Transit
The 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 and Safety Department at the time of the application for a
building permit for the use contemplated herewith.
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Resolution No. 9**9
Conditions of Approval
Tentative Tract 27854, Jascorp
December 7, 1993
5 As required by the General Plan, Applicant shall provide noise study by a qualified
acoustical engineer prior to issuance of building permit, to determine impacts to the
future residents from roadway noise from Washington Street and the fliture commercial
projects to the south surrounding residential zones and uses. The noise study shall
suggest mitigation measures which the City can require concerning the development of
the site.
6. The developer shall retain a qualified archaeologist with the Developer to pay costs), to
prepare a mitigation and monitoring plan for artifact location and recovery. Prior to
archaeological studies for this site as well as other unrecorded information, shall be
analyzed prior to the preparation of the plan. The Planning Director shall approve the
individual or firm retained to prepare the work prior to any on-site activities.
The plan shall be submitted to the Coachella Valley Archaeological Society CYAS) for
a tw*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 CYAS; 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.
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 areas 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.
7. Final landscaping plans shall include approval stamps and signatures from the Riverside
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Resolution No. 93-99
Coflditiofl5 of Approval
Tentative Tract 27854, JaBcorp
December 7, 1993
County Agricultural Commissioners office and Coachella Valley Water District.
8. Prior to 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 which must be satisfied prior to issuance of a building permit.
Prior to a final building inspection approval, the Applicant shall prepare and submit a
written report demonstrating compliance with all remaining conditions of approval and
mitigation measures. The Planning and Development Director may require inspection
or other monitoring to assure such compliance.
CITY FIRE MARSHAL
9. Provide secondary or emergency access to the satisfaction of the Fire Marshal.
10. Provide adequate turning radius at intersections. Street improvement plan to be reviewed
by the Fire Marshal prior to plans approval.
11. Provide improvement plans for gated entrance for review and approval of the Fire
Marshal prior to issuance of a building permit.
12. Parking will be allowed on only one side of all 32-foot wide private streets.
* 13. Gates installed to restrict Fire and Police access shall be power operated and equipped
with an override system. Improvement plans for the entry street and gates shall be
submitted to the Police and Fire Department for reviewlapproval prior to installation.
IMPROVEMENT AGREEMENT
14. The applicant shall construct, or enter into a secured 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 any final map(s)
under this tentative tract map.
Improvements to be made or agreed to shall include removal of any existing structures
or obstructions which are not part of the proposed improvements.
15. If development improvements are phased with multiple maps, off-site improvements ie:
streets) and tract-wide improvements ie: perimeter walls, common-area and setback
landscaping, and gates) shall be constructed or secured prior to approval of the first map
unless otherwise approved by the engineer.
The City Engineer may consider proposals by the applicant to stage the installation of
off-site and tract-wide improvements with development of two or more phases within the
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Resolution No. 93-99
Conditiona of Approval
Tentative Tract 27854, Jascorp
December 7, 1993
tentative map.
16. The applicant shall pay cash or provide security in guarantee of cash payment for
required improvements which are deferred for future construction by others.
Deferred improvements for this project include a traffic signal on Washington Street at
entry drive 50% of the cost to design and construct and the completion and landscaping
of the Washington Street median island 100% of the cost to design and construct.
The applicant's responsibility for deferred improvements may be satisfied through
participation in a City major thoroughfare improvement program if this development
becomes subject to such a program.
17. The applicant shall dedicate public street right-of-way and utility easements in
conformance with the City's General Plan, Municipal Code, applicable specific plans,
and as required by the City Engineer.
Dedications required of this tract include:
A. Washington Street 90-foot half width special half width section).
Street right-of-way geometry for cul-de-sacs, knuckle turns and corner cut-backs shall
conform with Riverside County Standard Drawings #800, #801, and #805 respectively
unless otherwise approved by the City Engineer.
18. The applicant shall dedicate common-area setback lots, of minimum width as noted,
adjacent to the following street rights-of-way on Washington Street 20'
Minimum widths may be used as average widths for meandering wall designs.
Where sidewalks and/or bikepaths are required, the applicant shall dedicate blanket
easements over the setback lots for those purposes.
19. The applicant shall vacate vehicle access rights to the following streets from lots abutting
the street(s):
Washington Street
Access to this street shall be restricted to street intersections and approved emergency
access locations.
20. The applicant shall dedicate any easements necessary for placement of and access to
utility lines and structures, park lands, drainage basins, common areas, and mailhox
clusters.
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Conditions of Approval
Tentative Tract 27854, Jaacorp
December 7, 1993
21. The Applicant shall cause no easements to be granted or recorded over any portion of
this property between the date of the approval by the City Council and the date of
recording of any final map(s) covering the same portion of the property unless such
easements are approved by the City Engineer.
ThACT DESIGN
22. The requirements of the City's off-street parking ordinance shall be met concerning all
supplemental accessory facilities.
GRADING
23. Prior to occupation of the project site for construction purposes, the Applicant shall
submit and receive approval of a fugitive dust control plan prepared in accordance with
Chapter 6.10, Ia Quinta Municipal Code. In accordance with said Chapter, the
Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient
to guarantee compliance with the provisions of the permit.
24. A thorough preliminary engineering, geological and soils engineering investigation shall
be conducted. The report of the investigation the soils report") shall be submitted with
the grading plan.
25. A grading plan shall be prepared by a registered civil engineer. The plan must meet the
approval of the City Engineer prior to approval of any final map(s).
The grading plan shall conform with the recommendations of the soils report and shall
be certified as adequate by a soils engineer or an engineering geologist. A statement
shall appear on the final map(s), if any are required of this development, that a soils
report has been prepared pursuant to Section 17953 of the Health and Safety Code.
Prior to issuance of any building permit the applicant shall provide a separate document
bearing the seal and signature of a California registered civil engineer, geotechnical
engineer, or surveyor that lists actual building pad elevations. The document shall, for
each building pad in the project, 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.
DRAINAGE
26. The tract shall be graded to permit storm flow in excess of retention capacity to flow out
of the project through a designated overflow outlet and into the historic drainage relief
route. The tract shall be graded to receive storm flow from adjoining property at
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Resolution No. 93-99
Condition9 of Approval
Tentative Tract 27854, Jascorp
December 7, 1993
locations that have historically received flow.
27. Storm water runoff produced in 24 hours during a 100-year storm shall be retained in on-
site retention facilities unless the developer participates in off-site facilities sized to
accommodate runoff from this development. The tributary drainage area for which the
applicant is responsible shall extend to the centerline of adjacent public streets.
28. In design of on-site retention facilities, the percolation rate shall be considered to be zero
unless site-specific data indicates otherwise.
A trickling sand filter and leach field of a design approved by the City Engineer shall be
installed to percolate nuisance water. The sand filter and leach field shall be sized to
percolate 22 gallons per day per 1,000 square feet of drainage area.
Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the
retention depth shall not exceed two feet. If retention is in one or more common
retention basins, the retention depth shall not exceed six feet.
29. The design of the tract shall not cause any change in flood boundaries, levels or
frequencies in any area outside the tract.
UTILITIES
30. All existing and proposed utilities adjacent to or within the proposed development shall
be installed underground. High-voltage power lines which the power authority will not
accept underground are exempt from this requirement.
31. In areas where hard scape surface improvements are planned, underground utilities shall
be installed prior to construction of the surface improvements. The applicant shall
provide cerlified reports of utility trench compaction tests for approval of the City
Engineer.
STREET AND TRAFFIC INIPROVEMENTS
32. The City is contemplating adoption of a major thoroughfare improvement program. If
the program is in effect 60 days prior to recordation of any final map for this
development, the development shall be subject to the provisions of the ordinance.
If this development is not subject to a major thoroughfare improvement program, the
applicant shall design and construct street improvements as listed below.
33. Improvement plans for all on- and off-site streets and access gates shall be prepared by
a registered civil engineer. Improvements shall be designed and constructed in
accordance with the Ia Quinta Municipal Code, adopted Standard Drawings, and as
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Conditions of Approval
Tentative Tract 27854, 3aBcorp
December 7, 1993
approved by the City Engineer.
Street pavement Sections shall be based on a Caltrans design procedure for a 20-year life
and shall consider soil strength and anticipated traffic loading. The minimum pavement
sections shall be as follows:
Residential 3.0" a.c.14.50" a.b.
Collector 4.0"15.00"
Secondary Arterial 4.0"16.00"
Primary Arterial 4.5"16.O0"
Major Arterial 5.5"/6.50"
If the applicant proposes to construct a partial pavement section for use during
development of the tract, the partial Section shall be designed for projected traffic
loadings during the temporary condition or shall have a strength equivalent to the 20-year
design strength.
34. Improvements shall include all appurtenances such as traffic signs, channelization
markings, raised medians if required, street name signs, sidewalks, and mailbox clusters
approved in design and location by the U.S. Post Office and the City Engineer. Mid-
block street lighting is not required.
35. The City Engineer may require miscellaneous incidental improvements and enhancements
to existing improvements as necessary to integrate the new work with existing
improvements and provide a finished product conforming with City standards and
practices. This may include, but is not limited to, street width transitions extending
beyond tract boundaries.
36. The following street improvements shall be constructed to conform with the General Plan
street type noted in parentheses:
OFF-SITE STREETS
Washington Street Major Arterial 96' curb to curb). Complete street
improvements on the west side and fully landscape the existing median island.
ON-SITE STREETS
Private Residential 32 feet wide for Lots E" and UBW and 36 feet wide for lots
A", C", and D". Four feet wide sidewalk shall only be required on one side
of each private street.
37. Access points and turning movements of traffic shall be restricted as follows:
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Resolution No. 93-99
ConditionB of Approval
Tentative Tract 27854* Jascorp
December 7, 1993
Single full4urn access at signalized intersection of Washington Street and access drive
shared with development to the south.
The entry drive and gate shall be designed with adequate stacking room to ensure that
traffic from this development does not impede the flow of traffic into and out of the
development to the south. The entry gate design shall include a turn-around between the
guard house or card reader and the gate.
LANDSCAPING
38. The applicant shall provide landscape improvements in the setback lots along Washington
Street. The applicant is encouraged to minimize steep slope designs within the perimeter
landscaping setback areas. Use of lawn shall be minimized with no lawn or spray
irrigation within 5-feet of street curb.
39. landscape and irrigation plans for the Washington Street median island, landscaped lots,
common retention basins and park facilities shall be prepared by a licensed landscape
architect. 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.
landscape and irrigation plans shall meet the requirements of and be signed by the
Planning Director, the City Engineer, the Coachella Valley Water District, and the
Riverside County Agricultural Commissioner.
40. The applicant shall insure that landscaping plans and utility plans are coordinated to
provide visual screening of above-ground utility structures.
PUBLIC SERVICES
41. The applicant shall provide public transit amenities as required by Sunline Transit and/or
the City Engineer. These amenities shall include, as a minimum, a bus turnout location
and passenger waiting shelter on Washington Street.
The precise location and character of the turnout and shelter shall be as determined by
Sunline Transit and the City Engineer.
OUALITY ASSURANCE
42. 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, the applicant shall fully comply with the
quality-assurance program.
If the quality-assurance program has not been adopted, the applicant shall employ
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Conditiona of Approval
Tentative Tract 27854, Ja.corp
December 7, 1993
construction quality-assurance measures which meet the approval of the City Engineer.
43. The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have his or her agents
provide, sufficient supervision and verification of the construction to be able to furnish
and sign accurate record drawings and certify compliance of all work with approved
plans, specifications and applicable codes.
44. Upon completion of construction, the applicant shall furnish the City reproducible record
drawings of all plans signed by the City Engineer. Each sheet of the drawings shall have
the words Record Drawings", As-Built", or As-Constructed" clearly marked on each
sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy
of the drawings.
MAINTENANCE
45. The applicant shall maintain the landscaped areas of the subdivision such as common
lots, landscaped setbacks and retention basins until those areas have been accepted for
maintenance by the City's Landscape and Lighting District or a homeowners' association
*()A). The applicant shall maintain all other improvements until final acceptance of
tract improvements by the City Council.
FEES AND DEPOSITS
46. The applicant shall pay all deposits and fees required by the city for plan checking and
construction inspection. Deposit and fee amounts shall be those in effect when the
applicant makes application for the plan checks and permits.
MISCELLANEOUS
47. All mitigation measures of Environmental Assessment 93-267 shall be met.
48. An on-site field study shall be conducted by a qualified horticulturist to determine if the
California Ditaxis plant species exists on the property. A written summary of the field
study shall be submitted to staff prior to any on-site grading. The work shall be paid for
by the applicant or developer.
49. The City's Water Conservation Ordinance Ordinance 220) shall be met.
50. Approval of this tentative tract map shall be subject to final approval of Change of Zone
91-066, Plot Plan 93-502, and Specific Plan 93-023.
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Resolution No. 93-99
Conditiona of Approval
Tentative Tract 27a54, Jaacorp
December 7, 1993
51. 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 adverti sing/construction signs.
52. Prior to final map approval by the City Council, the Applicant shall meet the parkiand
dedication requirements as set forth in Section 13.24.030, Ia Quinta Municipal Code,
by paying parkiand fees in lieu, as may be determined in accordance with said Section.
53. Design and architectural standards for the single family homes shall be submitted to the
Director of Planning & Development for review and approval prior to final map
recordation. All approved Specific Plan SP 93-023) standards shall be included in the
CC&R's. A copy of the CC&R's shall be submitted to the Planning Department for
review. The final documents shall require City Attorney approval.
54. Grading, drainage, street, lighting, landscaping and irrigation, park, gate, and perimeter
wall plans are not approved for construction until they have been signed by the City
Engineer.
55. Prior to issuance of Certificates of Occupancy for buildings within the tract, the applicant
shall install traffic control devices and street name signs along access roads to those
buildings.
SPECIAL
56. All future home buyers shall be given proper disclosure information during the sales
proposal that the City will be widening the Washington Street bridge in the next five to
fifteen years and that this future Capital Improvement Project could be a temporary
inconvenience to them because of noise, dust, or other construction activities. The City
will notif* the future home Owners of the project at such time that the City Council
chooses to pursue construction of the bridge widening program. The notice will define
the improvements to be installed, the length of time construction will occur, and any
other information that is deemed necessary to inform the owners of the widening
program.
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