CC Resolution 1995-067^"I: RESOLUTION 95-67
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA
QUINTA, ANNOUNCING FINDINGS, AND RE-CONFIRMING
THE ORIGINAL ENVIRONMENTAL ANALYSIS AND
APPROVING A ONE-YEAR EXTENSION OF TIME FOR
TENTATIVE TRACT MAP 25953 TO ALLOW A SINGLE
FAMILY SUBDIVISION PROJECT ON +38.4 ACRES.
CASE NO.: TENTATIVE TRACT 25953
APPLICANT: MRS. JANE HIRSCH
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 8th
day of August, 1995, hold a public hearing to consider the request of Mrs. Jane Hirsch for a one-ye&
extension of time for an approved +139 lot subdivision map on 38.4 acres in the R-1 zone located at the
northwest corner of Dune Palms Road and Miles Avenue, more particularly described as:
A PORTION OF THE NORTH-HALF
OF SECTION 20, T55, R7E, S.B.B.M.
WHEREAS, the City Council of the City of La Quinta, California, did on the 19th day of
September, 1995, hold a public hearing to consider the request of Mrs. Jane Hirsch for a one-year extension
of time for an approved + 139 lot subdivision map on 38.4 acres in the R-1 zone located at the northwest
corner of Dune Palms Road and Miles Avenue; and,
WHEREAS, a Mitigated Negative Declaration has been adopted for this case; therefore, no
flirther environmental review is necessary; and,
WHEREAS, mitigation of various physical impacts have been identified and have been
incorporated into the approval conditions for Tentative Tract 25953 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 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 applicant's request for a one-year time extension:
1. That Tentative Tract 25953, 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-1
Zoning District development standards, and design requirements of the Subdivision Ordinance.
2. That the subject site is generally level. The proposed circulation design and lot layouts, as
conditioned, are, therefore, suitable for the proposed land division.
3. That the design of the tract, as conditionally approved, will be developed with public sewers and
water, and therefore, is not likely to cause serious public health problems.
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Rcsolutjon 95*7
4. That the design of Tentative Tract 25953 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 Map 25953, as conditioned, provides for adequate maintenance
of landscape common areas.
6. That the proposed Tentative Tract 25953, as conditioned, provides storm water retention and noise
mitigation.
7. 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 25953, 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 physical and environmental resources;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta,
California, as follows:
1. That the above recitations are true and correct and constitute the findings of the Council in this case;
2. That it does hereby reaffirm the conclusion of Environmental Assessment 9O-*62 relative to the
environmental concerns of this tentative tract;
3. That it does hereby approve of Tentative Tract Map 25953 for 139+ lots 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 19th day of September, 1995, by the following vote, to wit:
AYES: Council Members Bangerter, Cathcart, Perkins, Sniff,
Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
City of La Quinta, California
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Resolution 95*7
AAT2w'iO*Clerk
City of La Quinta, California
APPROVED TO FORM
DAWN HONEYWELL, City Attorney
City of La Quinta, California
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CITY COUNCIL RESOLUTION 95-67
CONDITIONS OF APPROVAL- FINAL
TENTATIVE TRACT 25953 SECOND EXTENSION OF TIME
SEPTEMBER 19, 1995
+ Added by the Planning Commission on August 8, 1995
+ + Modified by the Planning Commission on August 8, 1995
GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map 25953 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 July 31, 1996, unless
approved for extension pursuant to the City of La Quinta Land Division
Ordinance.
3. The applicant acknowledges that the City has formed a City-wide Landscape
and Lighting District and, by recording a subdivision map, agrees to be included
in the District and to offer for dedication such easements as may be required
for the maintenance and operation of related facilities. Any assessments will
be done on a benefit basis, as required by law.
4. The applicant shall comply with the archaeological assessments for the tract
area done by J. Salpas February, 1984), and K. Swope June, 1990). The
studies shall be submitted to the Coachella Valley Archaeological Society
CVAS) for a two-week review and comment period.
The final plan shall be submitted to the Community 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)Irepresentative(s), shall be submitted to
the Community 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 Community Development Department.
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Conditions of Approval
Tentative Tract 25953
September 19, 1995
The designated monitors or their authorized representatives shall have the
authority to temporarily divert, redirect or halt grading activity to allow
recovery of resources. In the event of discovery or recognition of any human
remains, there shall be no further grading, excavation or disturbance of the site
or any nearby area reasonably suspected to overlie adjacent human remains
until appropriate mitigation measures are completed.
Upon completion of the data recovery, the developer shall cause three copies
of the final report containing the data analysis to be prepared and published
and submitted to the Community Development Department.
5. The developer of this subdivision of land shall cause no easements to be
granted or recorded over any portion of this property between the date of
approval by the City Council and the date of recording of the final map without
the approval of the City Engineer.
6. A temporary road access, for model home access purposes, may be provided
off Miles Avenue. This access shall be terminated upon the completion of
model complex use provided a secondary access is installed.
A drawing showing details of this proposed temporary access point shall be
submitted to the Community Development Department and Public Works
Department for approval.
7. Prior to final map approval by the City Council, the applicant shall meet the
Parkland Dedication requirements as set forth in Section 13.24.030, La Quinta
Municipal Code by either providing a combination of one acre of parkland plus
in-lieu fees for the balance of the parkland requirement or by providing the total
required parkland dedication requirement as parkland.
Additional area shall be provided in the proposed park/retention basin area, if
needed, for water retention capacity and to meet security safety, maintenance
and recreational concerns of the City. Sufficient park not retention) area shall
be set aside for park equipment and other park uses not suitable for a retention
basin area. The retention basin/park area shall have slopes of an acceptable
standard. A park/retention basin plan shall be submitted to the Community
Development Department for review and approval prior to final map approval.
8. A noise study shall be prepared by a qualified acoustical engineer, to be
submitted to the Community 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
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Conditions of Approval
Tentative Tract 25953
September 19, 1995
techniques. Recommendations of the study shall be incorporated into the
tract design. The study shall consider use of building setbacks, engineering
design, building orientation, noise barriers berming and landscaping, etc.), and
other techniques so as to avoid the isolated appearance given by walled
developments.
9. Tract phasing plans, including phasing of public improvements, shall be
submitted for review and approval by the Public Works Department and the
Community Development Department.
10. Owner shall execute and record a Declaration of Dedication" in a form
acceptable to the City and offering the dedication of drainage retention basin(s)
and hardscape buffer areas to the City for future acceptance and maintenance.
In the interim, the owners shall maintain the basin(s) and perimeter landscaping
and provide bond assurance accordingly.
11. Applicant shall enter into agreement with the City prior to recording the final
map to maintain the retention basin and landscaped setback lots on Miles
Avenue and Dune Palms Road until the City Engineer accepts them for
maintenance by the City. In no event will the City accept the retention basin
and setback lots for maintenance until the lots within the subject tract are
included on the tax assessment roll and producing tax revenue to the Lighting
and Landscape District.
12. Prior to a grading permit, the applicant shall pay the required mitigation fees
for the Coachella Valley Fringe-Toed Lizard Habitat Conversion Program, as
adopted by the City, in the amount of $600 per acre of disturbed land.
GRADING AND DRAINAGE
13. The tract grading plan shall be prepared by a registered civil engineer and
approved by the City Engineer prior to final map approval.
14. A registered civil engineer shall exercise sufficient supervision and control of
the tract grading to insure compliance with the grading plans, specifications,
and applicable codes and ordinances. The registered civil engineer charged
with the compliance responsibility shall make the following certifications upon
completion of construction:
a. All grading work was properly monitored by qualified personnel during
construction for compliance with the grading plans, specifications, and
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Conditions of Approval
Tentative Tract 25953
September 19, 1995
applicable codes and ordinances and thereby certify the grading to be
in full compliance with those documents.
b. The finished building pad elevations conform with the approved grading
plan.
15. The tract shall be designed and graded in a manner so the difference in building
pad elevations between contiguous lots that share a common street frontage
or join lots with adjoining existing tracts or approved tentative tracts does not
exceed three 3.0) feet. The pad elevations of contiguous lots within the
subject tract that do not share a common street shall not exceed five 5.0)
feet.
If the applicant is unable to comply with the pad elevation differential
requirement, the City will consider and may approve other alternatives that
satisfy the City's intent to promote and ensure community acceptance and
buyer satisfaction with the proposed development.
16. 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.
1 7. A thorough preliminary engineering geological and soils engineering
investigation shall be done and the report submitted for review along with the
grading plan. The report's recommendations shall be incorporated into the
grading plan design prior to grading plan approval. The soils engineer and/or
the engineering geologist must certify to the adequacy of the grading plan.
A statement shall appear on the final subdivision map that a soils report has
been prepared for the tract pursuant to Section 17953 of the Health and Safety
Code.
1 8. Any earthwork on contiguous properties requires a written authorization from
the owner(s) slope easement) in a form acceptable to the City Engineer.
19. 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 to exceed six feet. The basin slopes shall not exceed 3.1. Other
requirements include,.but are not limited to, a grassed ground surface with
permanent 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.
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Conditions of App(ovaI
Tentative Tract 25953
September 19, 1995
20. Applicant shall Construct, or enter into agreement to construct, the tract
grading and all public improvements before the final map is recorded.
Applicant shall pay a cash fee, in-lieu of, and equivalent to the respective
construction cost, for those improvements which involve fair share
responsibility that must be deferred until the full compliment of funding is
available. Payment of the cash-in-lieu fee may be deferred to a future date
mutually agreed to by the applicant and City Engineer, provided security for
said future payment is posted by applicant.
TRAFFIC AND CIRCULATION
21. Applicant shall dedicate right-of-way for public streets as follows:
a. Mil*s Avenue: half street 55-feet) right-of-way for 110-foot wide
Primary Arterial.
b. Dune Palms Road: half street 44-feet) right-of-way for 88-foot wide
Secondary Arterial.
c. Interior nublic streets: full street 60-feet) right-of-way for a local street
per General Plan, plus corner cut backs at intersections, plus suitable
right-of-way conforms for knuckle" turns all as required by the City
Engineer.
d. Cul-de-sac: full street 50-feet) right-of-way, plus 5-feet wide public
utility easements, plus suitable right-of-way conforms per Riverside
County Standard Drawing No.800.
22. The applicant shall construct, or enter into agreement to construct, street
improvements for the following streets to the requirements of the City Engineer
and the La Quinta Municipal Code including all appurtenant conforms and
amenities prior to approval of the final map.
a. Interior public streets: 40-foot wide street improvements per Riverside
County Standard Drawing No. 104 for street that join directly into
streets in other tracts, and 36-foot wide street improvements per
Standard Drawing No. 105 for cul-de-sacs and other local residential
streets serving fewer than 100 lots. The improvements at cul-de-sac
ends shall be per Standard Drawing 800.
b. MilesAvenue: half street improvements per Riverside County Standard
Drawing No. 100, including one half of raised median, plus suitable
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Conditions of Approval
Tentative Tract 25953
September 19, 1995
conforms to match existing improvements including a transition beyond
the tract boundary along with other appurtenant amenities as required
by the City Engineer.
c. Dune P*lms: half street improvements per Riverside County Standard
Drawing No. 102, plus a 10-foot wide northbound lane plus suitable
conforms to match existing improvements including a transition beyond
the tract boundary along with other appurtenant amenities as required
by the City Engineer.
23. Applicant shall install decorative block wall around water well site per
Coachella Valley Water District CVWD) requirements. Wall plan and
landscaping plan for area between wall and property lines shall be approved by
the Community Development Department. Any CVWD required landscaping
changes shall be submitted to City for review. All plan approvals shall be prior
to any applicable work beginning.
24. An encroachment permit for work in any abutting local jurisdiction shall be
secured prior to constructing or joining improvements i.e., City of lndio).
25. Applicant shall comply with the following requirements of the Public Works
Department:
a. The applicant shall dedicate all necessary public street and utility
easements as required, Including all corner cutbacks.
b. The applicant shall submit street improvement plans that are prepared
by a registered civil engineer. Street improvements, including traffic
signs and markings and raised median islands if required by the City
General Plan), shall conform to City standards as determined by the City
Engineer and adopted by the La Quinta Municipal Code three-inch AC
over four-inch Class 2 Base minimum for residential streets).
c. Street name signs shall be furnished and installed by the developer in
accordance with City standards.
26. Applicant shall vacate, with recordation of the tract map, access rights to Miles
Avenue and Dune Palms Road for all individual parcels which front or back-up
to those rights-of-way.
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Conditions of Approval
Tentative Tract 25953
September 19, 1995
27. Traffic signals are required at the intersection of Miles Avenue and Dune Palms
Road. The applicant is responsible for 25% of the cost to design and construct
the signal. The signals will be installed by the City when traffic conditions
warrant the installation.
28. Prior to the final building inspection of the 30th unit, two publicly maintained
roads shall be provided connecting this subdivision to Dune Palms Road, Miles
Avenue, or Adams Street. The model home temporary access shall be
considered one of these access points until that access is terminated in
accordance with Condition #6.
29. The termination point of the street shown as Lot Nuevo Drive" street name
not yet approved) on Exhibit A Tentative Tract Map), shall be barricaded to the
satisfaction of the Public Works Department. If the road network for the
adjoining tract has been constructed and completed, then the above street shall
be constructed to connect with these subdivisions, in accordance with the
approved street improvement plans and the requirements of the City Engineer.
TRACT DESl*N
30. A minimum 20-foot and 10-foot landscaped setback shall be provided along
Miles Avenue and Dune Palms Road respectively. Design of the setbacks shall
be approved by the Community Development Department. Setbacks shall be
measured from ultimate right-of-way lines.
a. The minimum setbacks may be modified to an average" if a meandering
or curvilinear wall design is used.
b. Setback areas shall be established as a separate common lot and be
maintained as set forth in Condition #11, unless an alternate method is
approved by the Community Development Department.
31. The tract layout shall comply with all the R-1 zoning requirements, including
minimum lot size and minimum average depth of a lot. The minimum lot size
to be recorded in a final map shall be 7,200 square feet.
WALLS. FENCING. SCREENING. AND LANDSCAPING
32.++Prior to issuance of any grading permits, the applicant shall submit to the
Community Development Department an interim landscape program for the
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Conditions of Approval
Tentative Tract 25953
September 19, 1995
entire tract, which shall be for the purpose of wind erosion and dust control
PM1O/Chapter 6.16). The land owner shall institute blowsand and dust
control measures during the grading and site development. These shall include
but not be limited to:
a. The use of irrigation during any construction activities;
b. Planting of cover crop or vegetation upon previously graded but
undeveloped portions of the site; and
c. Provision of wind breaks or wind rows, fencing, and/or landscaping to
reduce the effects upon adjacent properties and property owners. The
land owner shall comply with requirements of the Directors of Public
Works and Community Development. All construction and graded areas
shall be watered at least twice daily while being used to prevent the
emission of dust and blowsand.
33. 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 Community Development and Public Works Departments.
34. Prior to final map approval, the applicant shall submit to the Community
Development Department for review and approval a preliminary plan or plans)
showing the following:
a. Landscaping, including plant types, sizes, spacing, locations, and
irrigation system for all landscape buffer areas. Desert or native plant
species and drought resistant planting materials shall be incorporated
into the landscape plan.
b. Location of the meandering sidewalk along Miles Avenue and Dune
Palms Road. Note this sidewalk shall meander within both the landscape
buffer and the parkway area.
c. Location and design detail of any proposed and/or required walls.
d. Exterior lighting plan, emphasizing minimization of light and glare
impacts to surrQunding properties.
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Conditions of Approval
Tentative Tract 25953
September 19, 1995
e. Landscaping of retention basins and proposed park, i.e. grass with
accent trees and an irrigation system.
f. No lawn shall be planted within five feet of Miles Avenue and Dune
Palms Road street curbing. All plantings within the five foot area shall
be irrigated by emitter type irrigation system.
9. + The provisions of Ordinance #220 water conservation) shall be met
during plan check.
35. Prior to final map approval, the subdivider shall submit criteria to be used for
landscaping of all individual lot front yards. At a minimum, the criteria shall
provide for shrubs, two trees five trees on a corner) and an irrigation system.
36. Prior to the issuance of a building permit for construction of any building or use
contemplated by this approval, the applicant shall obtain permits and/or
clearances from the following public agencies:
o City Fire Marshal
o City of La Quinta Public Works Department
o Community Development Department
o Coachella Valley Water District
o Desert Sands Unified School District
o Imperial Irrigation District
0+ California Regional Water Quality Control Board NPDES Permit)
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.
37. 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.
38. Seventy-five percent of dwelling units within 1 50-feet of the ultimate right-of-
way of Miles Avenue shall be limited to one story, not to exceed 20-feet in
height. The applicant shall submit to the Community Development Department
for approval of a drawing showing the location of any units higher than one
story located along Miles Avenue frontage. Along the north property line of
the tract, all of the dwelling units shall be limited to one story, not to exceed
20-feet in height, except for units on Lots 117 and 135 which may be 2 story.
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Conditions of Approval
Tentative Tract 25953
September 19, 1995
39. 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 advertisinglconstruction signs.
40. The developer shall construct landscaping and irrigation systems for drainage
retention basin(s) and perimeter areas. The developer shall maintain the
drainage basin(s) and perimeter areas in accordance with Condition #11.
41. Prior to the issuance of a grading permit, the applicant shall prepare and submit
a written report to the Community Development Director demonstrating
compliance with those Conditions of Approval and mitigation measures of TT
25953 and EA 90-162, 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 Community Development Director
demonstrating compliance with those Conditions of Approval and mitigation
measures of EA 90-162 and TT 25953 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 Community
Development Director demonstrating compliance with all remaining Conditions
of Approval and mitigation measures of EA 90-162 and U 25953. The
Community Development Director may require inspection or other monitoring
to assure such compliance.
42. The applicant shall submit complete detail architectural elevations for all units,
for the Planning Commission review and approval as a Business Item prior to
building permit issuance. The architectural standards shall be included as part
of the CC & R's. The latter shall be submitted to the Community Development
Department for review.
PUBLIC SERVICES AND UTILITIES
43. The applicant shall comply with the requirements of the City Fire Marshal*s
dated June 1, 1990, except as follows:
a. Condition #28: prior to building final of the 30th dwelling unit, a
secondary public access road shall be provided.
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Conditions of Approval
Tentative Tract 25953
September 19, 1995
44. The applicant shall comply with all requirements of the Coachella Valley Water
District. Any necessary parcels for District facility expansion shall be shown
on the final map and conveyed to the Coachella Valley Water District, in
accordance with the Subdivision Map Act.
45. All on-site and off-site utilities including any existing utility poles shall be
installed underground and trenches compacted to City standards prior to
construction of any streets. The soils engineer retained by the applicant shall
provide the necessary certified compaction test reports for review by the City
Engineer, as may be required.
MISCELLANEOUS
46. Prior to issuance of applicable permits for area along north property line, plans
for grading, walls, dwelling units shall be given to La Quinta Palms
Homeowner's Association for their information.
47. + The minimum dwelling unit size for the tract shall be 1 400 square feet
excluding the garage).
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