1988 10 25 PC1z A G E N D
CfM OF T`�t
PLANNING COMMISSION - CITY OF LA QUINTA
PLANNING COMMISSION - CITY OF LA QUINTA
A Regular Meeting to be Held at the
La Quinta City Hall, 78-105 Calle Estado,
La Quinta, California
October 25, 1988 - 7:00 p.m.
I. CALL TO ORDER
Flag Salute
II. ROLL CALL
III. HEARINGS:
A. PUBLIC HEARING:
APPLICANT:
LOCATION:
TENTATIVE TRACT #23913
CHANGE OF ZONE #88-034
WALDON FINANCIAL CORPORATION
NORTHEAST OF THE INTERSECTION
OF MILES AVENUE AND ADAMS
STREET
PROJECT: CHANGE OF ZONE FROM
R-1-12,000/PD TO R-1 TO PERMIT
THE SUBDIVISION OF +33 ACRES
INTO 116 SINGLE FAMILY LOTS
1. Staff Report
2. Public Comment
3. Commission Discussion
4. Hearing Closed
5. Motion for Commission Action
B. PUBLIC HEARING:
APPLICANT:
LOCATION:
PROJECT:
TENTATIVE TRACT #23519
EDWARD & DEANNA ABRAMS
SOUTHEAST CORNER OF ADAMS
STREET AND MILES AVENUE
SUBDIVISION OF + 30 ACRES
INTO 107 SINGLE ^FAMILY LOTS
BJ/AGENDA10.25
❑I
0
1. Staff Report
2. Public Comment
3. Commission Discussion
4. Hearing Closed
5. Motion for Commission Action
IV. PUBLIC COMMENT
This is the time set aside for citizens to address the
Planning Commission on matters relating to City planning
and zoning which are not Agenda items and not Public
Hearing items.
Persons wishing to address the Planning Commission should
use the fcrm provided. Please complete one form for each
item you intend to address and submit the form to the
Planning Secretary prior to the beginning of the
meeting. Your name will be called at the appropriate
time.
When addressing the Planning Commission, please state
your name and address. The proceedings of the Planning
Commission meeting are recorded on tape and comments of
each person shall be limited.
V. CONSENT CALENDAR
Minutes of the regular Planning Commission meeting of
October 11, 1988.
VI. BUSINESS
A. Item: Tentative Tract #21846
Applicant: Sunrise Company
Location: Generally in the northwest portion of
PGA West
Project: First request for time extension of
approved tentative tract map.
1. Staff Report
2. Commission Discussion
3. Motion for Commission Action
B. Item: Tentative Tract #21846
Applicant: Sunrise Company
Location:
Project:
Generally in the northwest portion of
PGA West
Minor change request to revise unit
BJ/AGENDA10.25
count and unit type for previously
approved tentative tract map.
1. Staff Report
2. Commission Discussion
3. Motion for Commission Action
C. Item: Home Occupation -Use Interpretationand
Permit Action
Applicant: Daniel R. Wallace
Danny's Power Sweeping
Location: 52-145 Avenida Velasco
Project: Referal from Planning Director -
Application to establish a parking lot
sweeping business as a home occupation
1. Staff Report
2. Commission Discussion
3. Motion for Commission Action
D. Item: Tentative Tract No. 22982 - Cactus
Flower
Applicant: La Quinta Associates
Location: Southeast corner of Fred Waring Drive
and Dune Palms
Project: 1. Parkland fee -in -lieu proposal per
Condition #25; and
2. Final map review per Condition #33.
1. Staff Report
2. Commission Discussion
3. Motion for Commission Action
VII. OTHER - None
VIII. ADJOURNMENT
NOTE: THE STUDY SESSION FOR OCTOBER 24, 1988, HAS BEEN
CANCELLED.
BJ/AGENDA10.25
DATE:
APPLICANT:
."K_.
III.A
STAFF REPORT
PLANNING COMMISSION MEETING
OCTOBER 25, 1988
WALDON FINANCIAL CORPORATION
RANKING INVESTMENT COMPANY
PROJECT: CHANGE OF ZONE NO. 88-034; REQUEST FOR A ZONE
CHANGE FROM R-1-12000/PD TO R-1 FOR A
+33—ACRE SITE
TENTATIVE TRACT MAP NO. 23913; REQUEST TO
SUBDIVIDE +33—ACRES INTO A 116
SINGLE—FAMILY LOTS
LOCATION: NORTHEAST OF THE INTERSECTION OF MILES AVENUE
AND ADAMS STREET (SEE ATTACHMENT NO. 1)
GENERAI, PLAN
DESIGNATION: MEDIUM DENSITY (4-8 DU/AC)
EXISTING
ZONING: R-1-12000/PD (SINGLE—FAMILY, 12,000 SQUARE
FEET REQUIRED PER DWELLING UNIT, USED TO
DETERMINE DENSITY) — (PLANNED RESIDENTIAL
DEVELOPMENT)
ENVIRONMENTAL
CONSIDE'sRATIONS: ENVIRONMENTAL ASSESSMENT NO. 88-100 WAS
PREPARED IN CONJUNCTION WITH BOTH
APPLICATIONS. THE INITIAL STUDY INDICATED
THAT POSSIBLE SIGNIFICANT IMPACTS MAY OCCUR
DUE TO THE PROPOSAL, BUT MITIGATION MEASURES
MADE A PART OF THE PROJECT WILL REDUCE THESE
IMPACTS TO AN INSIGNIFICANT LEVEL; THEREFORE,
A NEGATIVE DECLARATION HAS BEEN PREPARED.
PROJEC'2'
DESCRIPTION: THE APPLICANT PROPOSES TO REZONE A 33.1—ACRE
SITE FROM R-1-12000/PD to R-1 (REFER TO
ATTACHMENT NO. 2). THIS CHANGE OF ZONE, IN
EFFECT, ELIMINATES THE MINIMUM SITE AREA PER
UNIT, WHEN DETERMINING DENSITY, AND THE
PROVISION THAT IT BE A "PLANNED DEVELOPMENT,"
VERSUS A CONVENTION SINGLE FAMILY SUBDIVISION.
A TENTATIVE TRACT MAP APPLICATION HAS ALSO
BEEN FILED IN CONJUNCTION WITH THE CHANGE OF
ZONE APPLICATION, TO SUBDIVIDE THE 33.1—ACRE
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KH/STAFFRPT.002
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NET DENSITY:
LOT SIZES:
DRAINAGE
CONSIDERATIONS:
ON -SITE
CIRCULATION:
OFF -SITE
CIRCULATION:
ANALYSIS:
SITE INTO 116 SINGLE-FAMILY RESIDENTIAL LOTS,
WITH A PUBLIC STREET SYSTEM (REFER TO
ATTACHMENT NO. 3).
3.50 UNITS PER ACRE (NET ACREAGE = 33.1 ACRES)
MINIMUM
LOT
SIZE
= 7,200 SQUARE FEET
AVERAGE
LOT
SIZE
= +8,000 SQUARE FEET
MAXIMUM
LOT
SIZE
= +16,160 SQUARE FEET
ON -SITE RETENTION OF 100-YEAR STORM FLOW
REQUIRED TO BE PROVIDED
PUBLIC STREETS ARE PROPOSED. ACCESS IS TAKEN
OFF ADAMS STREET AND MILES AVENUE. THE ROAD
SYSTEM ALLOWS FROM ACCESS LINKS TO FUTURE
DEVELOPMENT NORTH, EAST, AND WEST OF THIS
PROJECT. INTERNAL CIRCULATION CONSISTS OF
CUL-DE-SAC STREETS SERVED BY A THROUGH
COLLECTOR STREET.
MILES AVENUE - DESIGNATED AS A PRIMARY
ARTERIAL AT 110 FEET OF RIGHT-OF-WAY WITH AN
18-FOOT-WIDE RAISED LANDSCAPED MEDIAN.
ADAMS STREET - DESIGNATED AS A SECONDARY
ARTERIAL AT 88 FEET TOTAL RIGHT-OF-WAY.
1. CHANGE OF ZONE NO. 88-030
A. The proposed zone change from R-1-12000/PD to R-1
effectively means eliminating the 12,000 minimum
site area required for each unit. Any development
would then only need to conform with the General
Plan density range of four to eight units per net
acre, and may develop in a conventional lot
configuration, rather than a development pattern
employing extensive common ownership area.
B. The net density for this application is 3.50
dwelling units per acre. Because the density is
marginally lower than the General Plan designation
of four to eight units per net acre, the
subdivision is considered consistent.
2. TENTATIVE TRACT NO. 23913
A. Maintenance of Retention and Other Common Areas -
The City currently requires on -site storm water
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KH/STAFFRPT.002
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retention for all projects which could not provide
other technical -acceptable means of storm water
conveyance. A condition has been provided to
insure the maintenance of these facilities by
assessing the individual lot owners, either by
establishing a homeowner's association or a
landscape maintenance district. These methods have
also been suggested for required landscaped
setbacks along major roadways, such as Miles Avenue
and Adams street.
B. Parkland Dedications - Chapter 13.24, Article II,
of the La Quinta Municipal Code sets forth
requirements for parkland dedications (see
Attachment No. 4). Based on this Chapter, 1.02
acres of parkland are required to be dedicated, or
assessed to secure an in -lieu fee. The conditions
of approval require the Applicant to provide a park
development proposal to satisfy the requirements
for the parkland dedication chapter.
C. Proposed Single -Family Dwelling Unit Design -
Four alternative floor plans are proposed, each
having a three -car garage. Each plan has three
elevation options. The plans are summarized as
follows:
DWELLING
GARAGE
NO. OF
NO. OF
SQUARE
SQUARE
PLAN BEDROOMS
BATHS
FOOTAGE
FOOTAGE TOTAL
1. 3
2
1670
594 2,264
2. 4
2
1973
617 2,590
3.-First
Story 0 1/2 1142 650
Second
Story 4 2 1132 2,293
4.-First
Story 1 1 1429 683
Second
Story 4 2 1141 3,253
The unit front elevations contain window detailing,
architectural bands, varied roof designs and roof vent
detailing. However, the side and rear elevations do not
share the same architectural detailing. A condition has
:been recommended which would require further detailing be
;provided for Planning Commission review. (See Attachment
No. 5).
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KH/STAFFRPT.002
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3. Environmental Considerations
Environmental Assessment No. 88-100 considered the
environmental impacts which would be associated
with development of Tentative Tract 23913. It was
determined that the potential significant impacts
identified in the initial study could be mitigated
to a level of insignificance; therefore, a Negative
Declaration has been prepared for adoption.
FINDINGS:
Findings for Change of Zone No. 88-034 and Tentative Tract Map
No. 23913 can be found in the attached Planning Commission
Resolutions 88-022 and 88-023.
RECOMMENDATION:
1. By adoption of attached Planning Planning Commission
Resolutions Nos. 88-022 and 88-023, recommend to the City
Council concurrence with the environmental analysis, and
approval of Change of Zone No. 88-034 from R-1-12000/PD
to R-1, as per Exhibit A, and Tentative Tract Map No.
23913, subject to the attached conditions.
Attachments:
1. Vicinity Map
2. Change of Zone Map
3. Tentative Tract Map 23913
4. Parkland Dedication Ordinance
5. Examples of House Designs & Elevations
6. Change of Zone Resolution 88-022
7. TT Resolution 88-023
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KH/STAFFRPT.002
ATTACHMENT NO 1
IIIIIIIIIIIIIIII
CASE No.
RIVERSIDE COUNTY
LA QUINTA
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ATT6CHMENT No. 4
ARTICLE 21. DEDICATION OF LAND AND PAYMtIQ Or ►LLS
FOR PALM AND RLCRLATION PNRPOSLS
M 24.020 Authori!y and__Vurjpose. This article is en-
acted pursuant to the aut orsty o vernment Code Section
66477 for the purpose of requiring the dedication of land or
payment of fees, sn lieu thereof, for park and recreational
Purposes. as a condition to approval of a tentative sup or
parcel sup. 10rd. 77 S2(part), 1965: county Ordinance 460
i10.27(A))
13.24.030 Re uirements. A. For residential
subdivisions of greater than fifty lots, the subdivider
shall dedicate land or pay a fee, or combination thereof, in
such ratio as recommended by the commission and approved by
the council. For residential subdivisions containing fifty
lots or less, the subdivider shall pay a fee only. All fees
shall be equivalent to three acres per one thousand popu-
lation projected to inhabit said subdivision.
---� t B. All dedications shall be equivalent to three acres
per one thousand population projected to inhabit said subdi-
vision. All fees shall be based on the average appraised
current market value of the undeveloped land in the subdivi-
sion as determined by the city assessor. Projected popu-
lation shall be calculated by multiplying the numbers of
Units to be constructed by the average household size for
the entire city as shown on the latest federal census or a
census taken pursuant to Section 40200, Chapter 17 of Part 2
of Division 3 of Title 4.
C. Subdivisions containing less than five parcels and
not used for residential purposes shall be exempted from the
requirements of this section; provided however, that a con-
dition may be placed on the approval of such parcel map that
If a building permit is requested for construction of a !ei-
idential structure or structures on one or more of the par-
cels within four years the fee may be required to be paid by
the owner of each such parcel as a condition to the issuance
of such permit.
D. The provisions of this article do not apply to com-
mercial or industrial subdivisions; nor do they apply to
condominium projects or stock cooperatives which consist of
the subdivision of airspace in an existing apartment build-
ing which is more than five years old when Ao new dwelling
units are added. (Ord. 77 f2(part), 1995: county Ordinance
460 S10.27(9))
-----► 13.24.040 Use of land and/or fees. All land to be
dedicated for park or recreational purposes shall be found
to be suitable by the commission and the appropriate recre-
ation agency, subject to council approval, as to locations,
parcel size and topography for the park. Park and recrea-
tional purposes may include active recreation facilities
such as playgrounds, playfields, gardens, pedestrian or bi-
cycle paths or areas of particular natural beauty, including
canyons, hilltops and wooded areas to be developed or left
In their natural state. Also included are land and facil-
ities for the activity of 'recreational community garden-
ing,' which activity consists of the cultivation by persons
other than, or in addition to, the owner of such land, of
plant material not for sale. Land to be dedicated may in-
clude all or part of a proposed facility. All fees are to
be used for the purpose of developing new or rehabilitation
Of existing neighborhood or community park or recreational
facilities to serve the subdivision inhabitants. 10rd. 77
S2(part), 19B5: county Ordinance 460 S10.271C))
—mllb 13.24.050 Credits. A. If the subdivider is required
to provide park and recreational improvements to the ded-
icated land, the value of the improvements together with any
equipment located thereon shall be a credit against the pay -
sent of fees or dedication of land required by this article.
B. Planned developments and real estate developments,
as defined in Sections 11003 and 12003.1, respectively, of
the business and Professions Code, shall be eligible to
receive a credit, as determined by the council, against the
amount of land required to be dedicated, or the amount of
the fee imposed, pursuant to this article, for the value of
private open space within the development which is usable
for active recreational uses. (Ord. 77 S2(part), 1995:
county Ordinance 460 S10.274D))
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ATTACHMENT No 5
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PLANNING COMMISSION RESOLUTION NO. 88-023
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF TENTATIVE TRACT NO. 23913
TO ALLOW THE CREATION OF A LAND SALES
SUBDIVISION ON A 33+ ACRE SITE.
CASE NO. TT 23913 - WALDON FINANCIAL CORPORATION
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 25th day of October, 1988, hold
a duly -noticed Public Hearing to consider the request of Waldon
Financial Corporation to subdivide 33+ acres into
single-family development lots for sale, generally located at
the northeast corner of Miles avenue and Adams street, more
particularly described as:
THE SOUTHWEST QUARTER OF THE
NORTHWEST QUARTER OF SECTION 20,
TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN
BERNARDINO BASE AND MERIDIAN;
EXCEPT THE SOUTHERLY RECTANGULAR
50 FEET THEREOF AS GRANTED TO THE
COUNTY OF RIVERSIDE BY DEED
RECORDED MAY 24, 1933 in BOOK 122
PAGE 376, OFFICIAL RECORDS;
ALSO, EXCEPT THE WESTERLY 33 FEET
OF THE SOUTH 1/2 OF SAID SOUTHWEST
QUARTER OF THE NORTHWEST QUARTER.
SAID PROPERTY IS ALSO SHOWN ON
RECORD OF SURVEY ON FILE IN BOOK 8,
PAGE 8, RECORD OF SURVEYS, IN THE
OFFICE OF THE COUNTY RECORDER OF
RIVERSIDE COUNTY.
WHEREAS, said tentative map has complied with the
requirements of "The Rules to Implement the California
Environmental Quality Act of 1970" (County of Riverside,
Resolution No. 82-213, adopted by reference in City of La
Quinta Ordinance No. 5), in that the Planning Director
conducted an initial study, and has determined that the
proposed tentative tract will not have a significant adverse
impact on the environment; and,
WHEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Planning
- 1-
KH/RES088.023
Commission did find the following facts to justify the approval
of said tentative tract map:
1. That Tentative Tract No. 23(#, as conditionally
approved, is generally consistent with the goals,
policies and intent of the La Quinta General Plan
for land use density, unit type, circulation
requirements, R-1 zoning district development
standards, and design requirements of the
Subdivision Ordinance.
2. That the subject site has a rolling topography
because of the sand dunes, with the overall slope
going from the western to the eastern side of the
property. 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 No. 23913
may cause substantial environmental damage or
injury to the wildlife habitat of the Coachella
Valley Fringe -•Toed Lizard, but mitigation measures
in the form of fees for a new habitat area will
lessen this impact.
4. 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.
5. That the design of Tentative Tract Map No. 23913
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 No. 23913, as
conditioned, provides for adequate maintenance of
the landscape buffer areas.
7. That the proposed, Tentative Tract No. 23913, as
conditioned, provides storm water retention, park
facilities, and noise mitigation.
13. 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 Planning Commission 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
2-
KH/RESO88.023
® 0
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 Planning
Commission 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 No. 88-100 relative to the
environmental concerns of this tentative tract;
3. That it does hereby recommend approval to the City
Council of the subject Tentative Tract Map No.
23913 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 Planning Commission, held on this 25th day of
October, 1988, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
CHAIRMAN
ATTEST:
PLANNING DIRECTOR
3-
KH/RES088.023
PLANNING COMMISSION RESOLUTION NO. 88-023
CONDITIONS OF APPROVAL -• TENTATIVE TRACT MAP NO. 23913
PROPOSED - OCTOBER 25, 1988
A. GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map No. 23913 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 two years
after the original date of approval by the La Quinta City
Council unless approved for extension pursuant to the
City of La Quinta Land Division Ordinance.
3. The Applicant acknowledges that the City is considering 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 maintenance and operation of related
facilities. Any assessments will be done on a benefit
basis, as required by law.
4. The developer shall retain a qualified archaeologist
immediately upon discovery of any archaeological remains
or artifacts and employ appropriate mitigation measures
during project development.
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.
Traffic: and Circulation
6. The Applicant shall construct street improvements to the
requirements of the City Engineer and the La Quinta
Municipal Code, as follows:
(a) Miles Avenue shall be constructed to City standards
for a 110-foot right-of-way width (Primary
Arterial), with an 18-foot raised median island,
six-foot sidewalk, and two -percent cross slope to
centerline plus joins. (1/2 street width plus one
lane and/or suitable conforms plus bond for 500 of
18' median).
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KH/CONAPRVL.002
® 0
(b) Adams Street shall be constructed to City standards
for an 88-•foot right-of-way width (Secondary
Arterial), with a curb -to -curb width of 64 feet,
with a five -•foot sidewalk and two -percent cross
slope to centerline plus joins (1/2 street width
plus suitable conforms). Adams Street shall be
designed for ultimate grade from Fred Waring Drive
to Miles Avenue, and constructed adjacent to Tract
23913, and as necessary for reasonable transitions
and surface drainage requirements.
(c) Miles Avenue and Adams Street shall be improved
from edge of tract boundary to the intersection of
said streets per City Engineer requirements.
Reimbursement may be provided for improvements not
fronting on this tract, in accordance with future
any future policy which may be established.
B. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL
MAP APPROVAL
7. Prior to final map approval by the City Council, the
Applicant shall submit a proposal to the Planning
Commission, for recommendation to the City Council, for
meeting parkland dedication requirements as set forth in
Section 13.24.030, La Quinta Municipal Code. The
proposal for dedication, fee -in -lieu, or combination
thereof shall be based upon a dedication requirement of
1.02 acres, as determined in accordance with said Section.
8. 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. 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 Planning &
Development Department.
10. 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
2-
KH/CONAPRVL.002
Improvement Act of 1911 (Streets & Highways Code,
Section 5820 et seq.) or the Lighting and
Landscaping Act of 1972 (Streets & Highway 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. A
homeowner's association shall be created with the
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 Miles
Avenue.
(3) Ten -foot perimeter parkway lot along Adams
Street.
11. Prior to recordation of a final map, 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
12. 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.
13. The Applicant shall submit a copy of the proposed
grading, landscaping and irrigation plans to Coachella
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KH/CONAPRVL.002
Tract Design
19. A minimum 20-foot landscaped setback shall be required
along files Avenue; a minimum 10-foot setback along Adams
Street. Design of the setbacks shall be approved by the
Planning and Development Department. Setbacks shall be
measured from ultimate right-of-way lines.
a. The minimum setbacks may be modified to an
"averaget° 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 No. 11, unless an alternate method is
approved by the Planning and Development Department.
20. 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
21. 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.
22. 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 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.
23. 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 two trees and an irrigation system.
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KH/CONAPRVL.002
0
Valley Water District for review and comment with respect
to CVWD's water management program.
14. 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.
15. Drainage disposal facilities shall be provided as
required by the Public Works Director including any
drainage fees required therewith. Drainage facilities
shall be capable of retaining 100-year storm flows
cn-site.
16. The Applicant shall obtain slope easement agreement from
adjoining owners when construction and maintenance of
slopes are proposed on adjoining owners land, all subject
to the approval of the City Engineer.
Traffic and Circulation
17. 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.
x�. 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. The Applicant shall provide such reasonable cash
deposits and/or other security for the payment of
costs for the installation of street name signs by
the City.
d. The Applicant shall provide to the City a bond for
250 of the projected cost of the traffic signal at
the intersection of Miles Avenue and Adams Street.
18. Applicant shall dedicate, with recordation of the tract
map, access rights to Miles Avenue and Adams Street for
all individual parcels which front or back-up to those
rights -of -way.
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KH/CONAPRVL.002
C. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE
ISSUANCE OF BUILDING PERMITS.
24. 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 Planning and Development Department, Planning
Division
o Coachella Valley Water District
o Desert Sands Unified School District
o Imperial Irrigation District
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.
25. 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.
26. Eighty percent of dwellings units within 150 feet of the
ultimate right-of-ways of Miles Avenue shall be limited
to one story, not to exceed 20 feet in height. The
Applicant shall submit, to the Planning and Development
Department for approval, a drawing showing the location
cf any units higher than one story along the Miles Avenue
frontage.
27. 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
28. The Applicant shall revise the architectural elevations
for all units to provide complete (all building sides)
architectural treatments. The revised elevations are
subject to Planning Commission review and approval as a
Business item. The architectural standards shall be
included as part of the C.C. & Rs.
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KH/CONAPRVL.002
TRAFFIC AND CIRCULATION
29. The Applicant shall provide a bond at 25% the
proportionate cost of all fees necessary for
signalization costs at the corner of Miles Avenue and
Adams Street, as determined by the City Engineer.
30. The termination point of the future street stubs on
Tentative Tract Map shall be barricaded to the
satisfaction of the Public Works Department.
PUBLIC SERVICES AND UTILITIES
31. The Applicant shall comply with the requirements of the
City Fire Marshal.
32. 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.
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„
ZONE CHANGE APPROVAL
33. Prior to final map approval, the companion Zone Change
Case No. 88-034, shall have been approved by the City
Council and the ordinance changing the property to an R-1
zone district shall be in effect.
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KH/CONAPRVL.002
PLANNING COMMISSION RESOLUTION NO. 88-022
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF CHANGE OF ZONE
FROM R-1-12000/PD TO R-1
CASE NO. CZ 88-034 - Waldon Financial Corporation
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 25th day of October, 1988, hold
a duly -noticed public hearing to consider the request of Waldon
Financial Corporation for a Change of Zone, from R-1-12000/PD
to R-1 for a 33+-acre site, located northwest of the
intersection of Miles Avenue and Adams Street, more
particularly described as follows:
The land referred to herein is situated in the
State of California, County of Riverside, City of
La Quinta, and is described as follows:
The southwest quarter of the northwest
quarter of Section 20, Township 5 South,
Range 7 East, San Bernardino Base and
Meridian;
Except the southerly rectangular 50 feet
thereof as granted to the County of
Riverside by deed recorded May 24, 1933
in Book 122, Page 376, Official Records;
Also, except the westerly 330 feet of the
south 1/2 of said southwest quarter of
the northern quarter.
Said property is also shown on Record of
Survey on file in Book 8, Page 8, Record
of Surveys, in the Office of the County
Recorder of Riverside County.
WHEREAS, said change of zone request has complied
with the requirements of "The Rules to Implement the California
Environmental Quality Act of 1970" (County of Riverside,
Resolution No. 82-213, adopted by reference in City of La
Quinta Ordinance No. 5), in that the Planning Director has
conducted an initial study and has determined that the proposed
change of zone will not have a significant effect on the
enviroranent; and
WHEREAS, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be
- 1-
KH/RESO88.022
heard, said Planning Commission did find the following facts to
justify recommendation for approval of said change of zone:
1. The proposed change of zone to R-1 is consistent with the
goals and policies of the La Quinta General Plan.
2. The R-1 zoning is consistent with the existing General
Plan land use designation of Medium Density Residential.
3. Approval of this proposal will not result in a
significant adverse impact on the environment.
NOW, THEREFORE, BE IT RESOLVED by the Planning
Commission 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 No. 86-100, indicating that the
proposed change of zone will not result in any
significant environmental impacts;
3. That it does hereby recommend to the City Council
approval of the above -described change of zone request
for the reasons set forth in this Resolution, and as
illustrated in the map labeled Exhibit A, attached hereto.
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 25th day of
October, 1988 by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
CHAIRMAN
ATTEST:
PLANNING DIRECTOR
2-
KH/RESO88.022
4
ORTH
11
NITS
EXHIBIT A
MILES AVE
CHANGE OF ZONE +88-034
DATE:
APPLICANT/OWNER:
PROJECT:
LOCATION:
GENERAL PLAN
DESIGNATION:
EXISTING
ZONING:
ENVIRONMENTAL
CONSIDERATIONS:
PROJECT
DESCRIPTION:
STAFF REPORT
PLANNING COMMISSION MEETING
OCTOBER 25, 1988
EDWARD AND DEANNA ABRAMS
TENTATIVE TRACT MAP NO. 23519; REQUEST TO
SUBDIVIDE +30 ACRES INTO 107 SINGLE-FAMILY
SALES LOTS
SOUTHEAST CORNER OF MILES AVENUE AND ADAMS
STREET (SEE ATTACHMENT NO. 1)
MEDIUM DENSITY (4-8 DU/AC)
R-1
ENVIRONMENTAL ASSESSMENT NO. 88-098 WAS
PREPARED FOR THIS APPLICATION. THE INITIAL
STUDY INDICATED THAT POSSIBLE SIGNIFICANT
IMPACTS MAY OCCUR DUE TO THE PROPOSAL, BUT
MITIGATION MEASURES MADE A PART OF THE
PROJECT WILL REDUCE THESE IMPACTS TO AN
INSIGNIFICANT LEVEL; THEREFORE, A NEGATIVE
DECLARATION HAS BEEN PREPARED.
A TENTATIVE TRACT MAP APPLICATION HAS BEEN
FILED TO SUBDIVIDE THE 30.3-ACRE SITE INTO
107 SINGLE-FAMILY RESIDENTIAL LOTS INTENDED
FOR SALE, WITH A PUBLIC STREET SYSTEM (REFER
TO ATTACHMENT NO. 2).
NET DENSITY: 3.89 UNITS PER ACRE (NET ACREAGE=27.5 ACRES)
LOT SIZES: MINIMUM LOT SIZE = + 7,200 SQUARE FEET
(7200 SQUARE FOOT MINIMUM REQUIRED - SEE
CONDITIONS OF APPROVAL)
AVERAGE LOT SIZE = + 7,689 SQUARE FEET
MAXIMUM LOT SIZE = +10,150 SQUARE FEET
DRAINAGE
CONSIDERATIONS: ON -SITE RETENTION OF 100-YEAR STORM FLOW
REQUIRED TO BE PROVIDED
ON -SITE
CIRCULATION: PUBLIC STREETS PROPOSED. ACCESS IS TAKEN OFF
ADAMS STREET, AND A 20' EMERGENCY ACCESS
0
•
POINT IS PROVIDED OFF MILES AVENUE. THE
ROAD SYSTEM ALLOWS FOR AN ACCESS LINK TO
FUTURE DEVELOPMENT EAST OF THIS PROJECT.
INTERNAL CIRCULATION CONSISTS OF CUL-DE-SAC
STREETS SERVED BY A COLLECTOR STREET.
OFF -SITE
CIRCULATION: MILES AVENUE - DESIGNATED AS A PRIMARY
ARTERIAL AT 110 FEET OF RIGHT-OF-WAY WITH AN
18-FOOT•-WIDE RAISED LANDSCAPED MEDIAN.
ADAMS STREET - DESIGNATED AS A SECONDARY
ARTERIAL AT 88 FEET TOTAL RIGHT-OF-WAY.
ANALYSIS:
1. Environmental Considerations - Environmental
Assessment No. 88-098 considered the environmental
impacts which would be associated with development
of Tentative Tract 23519. It was determined that
the potential significant impacts identified in the
initial study could be mitigated to a level of
insignificance; therefore, a Negative Declaration
has been prepared for adoption.
2. Access to Miles Avenue - Direct access from this
tract onto Miles Avenue is considered a traffic
hazard.The reason for this is that the La Quinta
General Plan states that the minimum distance
between intersections on a primary arterial, such
as Miles Avenue, should be 1,200 feet. This would
be impossible to achieve in this Tentative Tract,
as the total frontage width on Miles Avenue is only
+664 feet.
The applicant has therefore provided one access
point into this subdivision off Adams Street. A
20' emergency access point is provided off Miles
Avenue to accommodate the needs of emergency
equipment.
The applicant has also allowed for an access link
to the presently undeveloped, land -locked
properties to the east of this subdivision.
3. General Plan Density Requirement_ - The General
Plan density allocation for this property is 4-8
dwelling units/acre. The proposed density for this
project is 3.89 dwelling units/acre, just below the
General Plan range. The development character of
this project will therefore be approximately the
same as invisioned to result from development in
strict accordance with the General Plan density
2
KH/STAFFRPT.001
provision. No General Plan adjustments are deemed
necessary to implement this proposal.
4. Slope Easements - The applicant has obtained
slope easement agreements from the two adjoining
owners (Assessor parcel numbers 613-431-004 and
613-431-005) to the east of the subject property.
(See Attachment No. 3). This allows the applicant
to construct and maintain slopes on the adjoining
owners land.
Potential grading problems necessitated securing
these slope agreements. The property undulates to
a great degree and without these agreements a
significant retention wall system would have to be
provided.
5. Maintenance of Retention and Other Common Areas -
The City currently requires on -site storm water
retention for all projects which could not provide
other technically acceptable means of storm water
conveyance. A condition has been provided to
insure the maintenance of these facilities by
assessing the individual lot owners, either by
establishing a homeowner's association or a
landscape maintenance district. These methods have
also been suggested for required landscaped
setbacks along major roadways, such as Miles Avenue
and Adams Street.
6. Parkland Dedications - Chapter 13.24, Article II,
of the La Quinta Municipal Code sets forth
requirements for parkland dedications (see
Attachment No. 4). Based on this Chapter, 0.94
acres of parkland are required to be dedicated or
assessed to secure an in -lieu fee. The conditions
of approval require the Applicant to provide a park
development proposal to satisfy the requirements of
the parkland dedication Chapter.
7. Approval of Housing Units - The developer has not
yet decided when and by whom the houses will be
built. A condition has been recommended for this
Tentative Tract approval allowing for approval
prior to issuance of building permits of house
elevations and floor plans whether the subdivision
is developed or by individual builders or as a
product type development.
3
KH/STAFFRPT.001
0 •
FINDINGS:
Findings for Tentative Tract Map No. 23519 can be found in the
attached Planning Commission Resolution 88-021.
RECOMMENDATION:
1. By adoption of attached Planning Planning Commission
Resolution, No. 88-021, recommend to the City Council
concurrence with the environmental analysis, and approval
of Tentative Tract Map No. 23519, subject to the attached
conditions.
Attachments:
1. Vicinity Map
2. Tentative Tract Map 23519
3. Slope Easement Agreements for Adjoining Properties
4. Parkland Dedication Ordinance
5. Resolution 88-021
4
KH/STAFFRPT.001
® 0
PLANNING COMMISSION RESOLUTION NO. 88-021
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF TENTATIVE TRACT NO. 23519
TO ALLOW THE CREATION OF A LAND SALES
SUBDIVISION ON A 30+ ACRE SITE.
CASE NO. TT 23519 - EDWARD AND DEANNA ABRAMS
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 25th day of October, 1988, hold
a duly -noticed Public Hearing to consider the request of Edward
and Deanna Abrams to subdivide 30+ acres into single-family
development lots for sale, generally located at the southeast
corner of Miles avenue and Adams street, more particularly
described as:
THE SOUTHWEST ONE -QUARTER OF THE
NORTHWEST ONE -QUARTER OF THE
SOUTHWEST ONE -QUARTER AND THE
NORTHWEST ONE -QUARTER OF THE
SOUTHWEST ONE -QUARTER OF THE
SOUTHWEST ONE -QUARTER OF SECTION
20, TOWNSHIP 5 SOUTH, RANGE 7 EAST,
SAN BERNARDINO BASE AND MERIDIAN.
_- N
THE NORTHWEST ONE -QUARTER OF THE
NORTHWEST ONE -QUARTER OF THE
SOUTHWEST ONE -QUARTER OF SECTION
20, TOWNSHIP 5 SOUTH, RANGE 7 EAST,
SAN BERNARDINO BASE AND MERIDIAN.
WHEREAS, said tentative map has complied with the
requirements of "The Rules to Implement the California
Environmental Quality Act of 1970" (County of Riverside,
Resolution No. 82-213, adopted by reference in City of La
Quinta Ordinance No. 5), in that the Planning Director
conducted an initial study, and has determined that the
proposed tentative tract will not have a significant adverse
impact on the environment; and,
WHEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Planning
Commission did find the following facts to justify the approval
of said tentative tract map:
1. That Tentative Tract No. 23519, as conditionally
approved, is generally consistent with the goals,
policies and intent of the La Quinta General Plan
for land use density, unit type, circulation
requirements, R-1 zoning district development
standards, and design requirements of the
Subdivision Ordinance.
2. That the subject site has a rolling topography
because of the sand dunes, with the overall slope
going from the western to the eastern side of the
property. 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 No. 23519
may cause substantial environmental damage or
injury to the wildlife habitat of the Coachella
Valley Fringe -Toed Lizard, but mitigation measures
in the form of fees for a new habitat area will
lessen this impact.
4. 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.
5. That the design of Tentative Tract Map No. 23519
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 No. 23519, as
conditioned, provides for adequate maintenance of
the landscape buffer areas.
7. That the proposed Tentative Tract No. 23519, as
conditioned, provides storm water retention, park
facilities, 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.
WHEREAS, in the review of this Tentative Tract Map,
the Planning Commission 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;
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KH/RESO88.021
NOW, THEREFORE, BE IT RESOLVED by the Planning
Commission 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 No. 88-098 relative to the
environmental concerns of this tentative tract;
3. That it does hereby recommend approval to the City
Council of the subject Tentative Tract Map No.
23519 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 Planning Commission, held on this 25th day of
October, 1988, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
CHAIRMAN
ATTEST:
PLANNING DIRECTOR
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KH/RESO88.021
PLANNING COMMISSION RESOLUTION NO. 88-021
CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 23519
PROPOSED - OCTOBER 25, 1988
A. GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map No. 23519 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 two years
after the original date of approval by the La Quinta City
Council unless approved for extension pursuant to the
City of La Quinta Land Division Ordinance.
3. The Applicant acknowledges that the City is considering 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 developer shall retain a qualified archaeologist
immediately upon discovery of any archaeological remains
or artifacts and employ appropriate mitigation measures
during project development.
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.
Traffic and Circulation
6. The Applicant shall construct street improvements to the
requirements of the City Engineer and the La Quinta
Municipal Code, as follows:
(a) Miles Avenue shall be constructed to City standards
for a 110-foot right-of-way width (Primary
Arterial), with an 18-foot raised median island,
six-foot sidewalk, and two -percent cross slope to
centerline plus joins.
(b) Adams Street shall be constructed to City standards
for an 88-foot right-of-way width (Secondary
Arterial), with a curb -to -curb width of 64 feet,
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KH/CONAPRVL.001
with a five-foot sidewalk and two -percent cross
slope to centerline plus joins. Adams Street shall
be designed for ultimate grade from Miles Avenue to
Westward Ho Drive, and constructed adjacent to
Tract 23519, and as necessary for reasonable
transitions and surface drainage requirements.
(c) The interior public street system shall be designed
pursuant to the approved Exhibit A (tract map) for
TT 23519, with a six-foot sidewalk and two -percent
slope. Cul-de-sacs, excepting "C" Street and "G"
Street, shall be designed for a 50-foot
right-of-way with 36-foot width curb -to -curb. The
cul-de-sac turnaround shall be per City standards.
Streets "C" and "G" shall be designed for a 56-foot
right-of-way.
Any variations in the approved street system design
sections shall be subject to review and approval by
the Public Works Department.
7. A 20' wide emergency vehicle access shall be provided
exiting onto Miles Avenue as illustrated by Lot B, on
Exhibit A (Tentative Tract Map). This emergency access
point shall be constructed to the requirements of the
Fire Marshall and City Engineer.
B. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP
APPROVAL.
8. Prior to final map approval by the City Council, the
Applicant shall submit a proposal to the Planning
Commission, for recommendation to the City Council, for
meeting parkland dedication requirements as set forth in
Section 13.24.030, La Quinta Municipal Code. The
proposal for dedication, fee -in -lieu, or combination
thereof shall be based upon a dedication requirement of
0.94 acres, as determined in accordance with said Section.
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. 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.
10. Tract phasing plans, including phasing of public
improvements, shall be submitted for review and approval
2-
KH/CONAPRVL.001
11.
by the Public Works Department and the Planning &
Development Department.
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 & Highways Code,
Section 5820 et seq.) or the Lighting and
Landscaping Act of 1972 (Streets & Highway 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. A
homeowner's association shall be created with the
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 Miles
Avenue.
(3) Ten -foot perimeter parkway lot along Adams
Street.
12. Prior to recordation of a final map, 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 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
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KH/CONAPRVL.001
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.
14. 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.
15. 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.
16. Drainage disposal facilities shall be provided as
required by the Public Works Director including any
drainage fees required therewith. Drainage facilities
shall be capable of retaining 100-year storm flows
on -site.
17. The Applicant shall obtain slope easement agreements from
adjoining owners when construction and maintenance of
slopes are proposed on adjoining owners land, all subject
tot he approval of the City Engineer.
Traffic and Circulation
18. 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. The Applicant shall provide such reasonable cash
deposit and/or other security for the payment of
costs for the installation of street name signs by
the City.
4-
KH/CONAPRVL.001
0 0
19. Applicant shall dedicate, with recordation of the tract
map, access rights to Miles Avenue and Adams Street for
all individual parcels which front or back-up to those
rights -of -way.
Tract Design
20. A minimum 20-foot landscaped setback shall be required
along Miles Avenue; a minimum 10-foot setback along Adams
Street. Design of the setbacks shall be approved by the
Planning and 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 No. 11, unless an alternate method is
approved by the Planning and Development Department.
21. 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 Landscapin
22. 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.
23. 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 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.
24. 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 two trees and an irrigation system.
5-
KH/CONAPRVL.001
C. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE
ISSUANCE OF BUILDING PERMITS.
25. 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 Planning and Development Department, Planning
Division
o Coachella Valley Water District
o Desert Sands Unified School District
o Imperial Irrigation District
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.
26. 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.
27. Eighty percent of dwellings units within 150 feet of the
ultimate right-of-ways of Miles Avenue shall be limited
to one story, not to exceed 20 feet in height. The
Applicant shall submit, to the Planning Department for
approval, a drawing showing the location of any units
higher than one story located along Miles Avenue frontage.
28. 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
29. If a product type development is envisaged or if groups
of lots are sold to builders, prior to the issuance
building permits, the Applicant/Builder shall submit
complete detail architectural elevations for all units.
The Planning Commission will review and approve these as a
business item. The architectural standards shall be
included as part of the C.C.&R's.
If the lots in this subdivision are to be sold to
individual owner/builders, all houses will be subject to
the Precise Plan review and design standards as outlined
in the S-R zoning district
6-
KH/CONAPRVL.001
® 0
TRAFFIC AND CIRCULATION
30. The Applicant shall pay a proportionate share of all fees
necessary for signalization costs at the corner of Miles
Avenue and Adams Street, as determined by the City
Engineer.
31. The termination point of the street shown as Lot "F" on
Exhibit A (Tentative Tract Map), shall be barricaded to
the satisfaction of the Public Works Department.
PUBLIC SERVICES AND UTILITIES
32. The Applicant shall comply with the requirements of the
City Fire Marshal.
33. 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.
34. 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.
- 7-
KH/CONAPRVL.001
0
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LA QUINTA
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*TACHMENT No. 3
Mainiero, Smith and Associates, Inc.
0ri! K, f rwiromnewul f:ngineenng
Bonk of Palm Springs Centre • 777 East Tahyuitr Wag. Suite 301 • Palm Springs, CA 92262-7066 • (619) 320 9811
October 4, 1988
Mr. Merle Crump, Director
Planning Department
City of La Quinta
Post Office Box 1504
La Quinta, California 92253
Re: Tentative Tract No. 23519
Edward Abrams
Dear Merle:
OCT 5 1988
CM A, j ti'EiTA
PtAN�YfF�G �: �c1�tiu . .. JEP1.
Enclosed for your use please find copies of the Slope Easements
obtained from the two adjacent property owners to the east of the
subject property.
We had attempted to obtain a similar easement from the Seefried
party, APN 613-431-002, but were unable to get a response.
Instead, we have modified the perimeter wall design adjacent to
Lots 106 and 107 to construct the slopes entirely on Dr. Abram's
property. Refer to the enclosed Preliminary Grading Plan.
We would appreciate it if you would continue with the processing
of the tentative map at this time. Please let us know if you
have any questions.
Very truly yours,
Robert S. Smith, P.E.
RSS:sg
cc: Dr. Edward Abrams
Frank Reynolds
Order No.
Escrow No.
Loan No.
WHEN RECORDED MAIL TO:
MAINIERO, SMITH & ASSOC., INC.:
777 East Tahquitz Way
Suite 301
Palm Springs, California 92262
SPACE ABOVE THIS LINE FOR RECORDER'S USE
MAIL TAX STATEMENTS T0: DOCUMENTARY TRANSFER TAXS...............................................
Computed on the consideration or value of property conveyed: OR
...... Computed on the consideration or value less liens or encumbrances
remaining at time of sale.
Signature of Oaobrant or Agent determining to. — Flrm Nama
S L O P E E A S E M E N T
GRANT DEED
FCR A VALUABLE CONSIDERATION, receipt of which is hereby acknowledged,
Helen M. Anderson
hereby GRANT(S) to Edward and Deanna Abrams, their Successors and Assignees
the real property in the City of La Quinta
County of Riverside
, State of California, described as
A SLOPE EASEMENT, WITH THE PRIVILEGE AND RIGHT TO CONSTRUCT AND MAINTAIN
SLOPES UPON THE FOLLOWING DESCRIBED LAND:
T3E WESTERLY 60.00 FEET OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER
OF THE SOUTHWEST QUARTER OF SECTION 20, TOWNSHIP 5 SOUTH, RANGE 7 EAST,
SAN BERNARDINO SASE AND MERIDIAN.
aL-�-s-+ £
Dated��'--- / / 9 I'
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STATE OF CALIFORNIA
COUNTY OF I ffi.
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before me, the undersigned, a Notary Public in and for said
state, personally appeared
known to me to be the parson - — whose name ----
subscribed to the within instrument and acknowledged that
_ executed the same.
WITNESS mryy hand and official seal.
Signature —r`--
OWN
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OFFICIAL SEAL
Elizabeth A. FallonNOTARY PU6:!C CALIFORNIAPRINCIPAL OFFILL IN
ALAN.1OA COUNTY Commission Expires Apr 6, 1992
00000 000 •• O NOOO�OOON � O
(This area for official notarial teal)
1002 (10/69)
MAIL TAX STATEMENTS AS DIRECTED ABOVE
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Order No.
Escrow No.
Loan No.
WHEN RECORDED MAIL TO'
MAINIERO, SMITH & ASSOC., INC.
777 East Tahquitz Way
Suite 301
Palm Springs, California 92262
SPACE ABOVE THIS LINE FOR RECORDER'S USE
MAIL TAX STATEMENTS TO: DOCUMENTARY TRANSFER TAX $ ...............................................
.... Computed on the consideration or value of property conveyed; OR
computed on the consideration or value less liens or encumbrances
remaining at time of sale.
Slenatun of Declarant or Aeon, daterminina tax -Firm Nam•
S L O P E E A S E M E N T
GRANT DEED
FOR A VALUABLE CONSIDERATION, receipt of which is hereby acknowledged,
Marcel Latulippe
hereby GRANTIS) to Edward and Deanna Abrams, their Successors and Assignees
the real property in the City of La Quinta
County of Riverside
State of California, described as
A SLOPE EASEMENT, WITH THE PRIVILEGE AND RIGHT TO CONSTRUCT AND MAINTAIN
SLOPES UPON THE :OLLOWING DESCRIBED LAND:
THE WESTERLY 30.CO FEET OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER
OF THE SOUTHWEST QUARTER OF SECTION 20, TOWNSHIP 5 SOUTH, RANGE 7 EAST,
SAN BERNARDINO BASE AND MERIDIAN.
Dated__—_ _October_ 4�__--
I
STATE OF CALIEORNIA )as'
COUNTY OF_RRrlve r s I
On_Octobe4, 1988-
before me, the undersigned, a Notary Public in and for said State, Per-
sonalty appeared— . Marcel La-VI-iPpe-_ - - --
------ -- --- -- - -- " " SIINDRA M. GALLERANI
-- NOT SAL t-CALI �09NIA
personally known to me ;or proved to me on the basis of satisfactory �p
evidence) to be the person(s) whose namels) is/are subscribed to the RNEOM cQ(Wy
within instrument and acinowledged to me that he/she/they executed
rI1gM4r%aeFmllss fse te. Ie10
the same.
WITNESS m hand end Nicial seal. , (This area for official notarial mail
L 1002 (6/82)
Signature - -- - -- A' ` - ' � �- --
MAIL TAX STATEMENTS AS DIRECTED ABOVE
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ATTACHMENT No. 4
--l—i"ARTICLE II. DEDICATION OF LAND AND PAYMENT OF FEES
.FOR PARR AND RECREATION PURPOSES
13.24.020 Authority and purpose. This article is en-
acted pursuant to the authority of Government Code Section
66477 for the purpose of requiring the dedication of land or
payment of fees, in lieu thereof, for park and recreational
purposes, as a condition to approval of a tentative map or
parcel map. (Ord. 77 S2(part), 1985: county Ordinance 460
S10.27(A))
---� 13.24.030 Requirements. A. For residential
subdivisions of greater than fifty lots, the subdivider
shall dedicate land or pay a fee, or combination thereof, in
such ratio as recommended by the commission and approved by
the council. For residential subdivisions containing fifty
lots or less, the subdivider shall pay a fee only. All fees
shall be equivalent to three acres per one thousand popu-
lation projected to inhabit said subdivision.
- ----+] B. All dedications shall be equivalent to three acres
per one thousand population projected to inhabit said subdi-
vision. All fees shall be based on the average appraised
current market value of the undeveloped land in the subdivi-
sion as determined by the city assessor. Projected popu-
lation shall be calculated by multiplying the numbers of
units to be constructed by the average household size for
the entire city as shown on the latest federal census or a
census taken pursuant to Section 40200, Chapter 17 of Part 2
of Division 3 of Title 4.
C. Subdivisions containing less than five parcels and
not used for residential purposes shall be exempted from the
requirements of this section; provided however, that a con-
dition may be placed on the approval of such parcel map that
if a building permit is requested for construction of a res-
idential structure or structures on one or more of the par-
cels within four years the fee may be required to be paid by
the owner of each such parcel as a condition to the issuance
of such permit.
D. The provisions of this article do not apply to com-
mercial or industrial subdivisions; nor do they apply to
condominium projects or stock cooperatives which consist of
the subdivision of airspace in an existing apartment build-
ing which is more than five years old when no new dwelling
units are added. (Ord. 77 S2(part), 1985: county Ordinance
460 S10.27(B))
---�+► 13.24.040 Use of land and/or fees. All land to be
dedicated for park or recreational purposes shall be found
to be suitable by the commission and the appropriate recre-
ation agency, subject to council approval, as to locations,
parcel size and topography for the park. Park and recrea-
tional purposes may include active recreation facilities
such as playgrounds, playfields, gardens, pedestrian or bi-
cycle paths or areas of particular natural beauty, including
canyons, hilltops and wooded areas to be developed or left
in their natural state. Also included are land and facil-
ities for the activity of "recreational community garden-
ing," which activity consists of the cultivation by persons
other than, or in addition to, the owner of such land, of
plant material not for sale. Land to be dedicated may in-
clude all or part of a proposed facility. All fees are to
be used for the purpose of developing new or rehabilitation
of existing neighborhood or community park or recreational
facilities to serve the subdivision inhabitants. (Ord. 77
S2(part), 1985: county Ordinance 460 S10.27(C))
"—�01 13.24.050 Credits. A. If the subdivider is required
to provide park and recreational improvements to the ded-
icated land, the value of the improvements together with any
equipment located thereon shall be a credit against the pay-
ment of fees or dedication of land required by this article.
B. Planned developments and real estate developments,
as defined in Sections 11003 and 11003.1, respectively, of
the Business and Professions Code, shall be eligible to
receive a credit, as determined by the council, against the
amount of land required to be dedicated, or the amount of
the fee imposed, pursuant to this article, for the value of
private open space within the development which is usable
for active recreational uses. (Ord. 77 S2(part), 1985:
county Ordinance 460 S10.27(D))
0 V
MINUTES
PLANNING COMMISSION - CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-•105 Calle Estado, La Quinta, California
October 11, 1988 7:00 p.m.
I. CALL TO ORDER
A. The meeting was called to order at 7:00 p.m. by
Chairman Walling. The Flag Salute was led by
Commissioner Moran.
II. ROLL CALL
A. Chairman Walling requested the roll call.
Present: Commissioners Steding, Zelles, Moran, and
Commissioner Bund.
B. Staff Present: Planning Director Murrel Crump,
Assistant Planner Glenda Lainis.
III. PUBLIC HEARINGS
None
IV. PUBLIC COMMENT - No one wished to address the
Commission.
V. CONSENT CALENDAR
A motion was made by Commissioner Steding and
seconded by Commissioner Moran to approve the
minutes of September 13, 1988. Unanimously
approved.
VI. BUSINESS ITEMS
Chairman Walling brought Business Item "A" before
the Commission at this time. The Business Item is
as follows:
A. Plot Plan #88-397, Landmark Land Company, Inc.; a
request to renovate and enclose the La
Casa/Carriage House facilities at the La Quinta
Hotel.
- 1 -
BJ/MIN10/11.DFT
M
LJ
1. Planning Director Murrel Crump presented the
Staff Report. A copy of the information
contained in the report is on file in the
Planning and Development Department.
2. The Commission discussed the request as
presented.
3. A minute motion was made by Commissioner
Zelles and seconded by Commissioner Moran to
approve Plot Plan #88-397 subject to the
recommended conditions of approval.
Unanimously approved.
Chairman Walling brought Business Item "B" before
the Commission at this time. The Business Item is
as follows:
B. Plot Plan #88-398, Garry Hopkins; a request to
establish a golf school.
1. Planning Director Murrel Crump presented the
Staff Report. A copy of the information
contained in the report is on file in the
Planning and Development Department.
2. The Commission discussed the request as
presented. Garry Hopkins addressed the
commission regarding questions concerning a
public driving range. After concern was
expressed that the school not become a public
driving range it was recommended by
Commissioner Zelles that:
1. Condition #4 be changed from 5 to 10
years; and
2. That a new Condition be added to read as
follows:
"A status report shall be presented to
the Planning Commission one year from
the date of issuance of the certificate
of occupancy to assess the compatibility
of the facility with the surrounding
properties and the conduct of the school
activities. The Commission in reviewing
the status report may assign additional
nonditions or take other such actions as
deemed appropriate."
2 -
BJ/MIN10/11.DFT
3. A minute motion was made by Commissioner
Zelles and seconded by Commissioner Moran to
approve Plot Plan #88-398 subject to the
revised conditions. Unanimously approved.
Chairman Walling brought Business Item "C" before
the Commission at this time. The Business Item is
as follows:
C. General Plan Amendment #88-021, A. G. Spanos
Construction, Inc., a request to amend the General
Plan land use map designation from Medium and High
Density Residential to a alternate configuration
and add Tourist Commercial.
1. Assistant Planner Glenda Lainis presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. Mr. Tom Allen, representing the applicant A.
G. Spanos, addressed the Commission in regard
to Washington Street land use.
3. The Commission discussed the scoping review
as identified in the Staff report. The
Commission concurred that :
a.) The proposed change in the location and
size of the high density area is
affected by the High Density Study
presently under consideration by the
City Council; and that, this General
Plan Amendment request should be
coordinated with the Council action on
the High Density Study.
b.) Additional information needs to be
provided regarding this project as
identified in the Staff report.
c.) A conflict exists with the evolving
discussion of Highway 111 Specific Plan
policies related to the allocation of
commercial land.
3 -
BJ/MIN10/11.DFT
4. Commissioner Steding moved that City Council
be advised that with respect to this request
for a General Plan Amendment, that the area
is not presently appropriately designated and
needs to be expanded to the entire City on
the issue of High Density; and further, with
respect to this GPA, requests that a very,
very close issue (examination) be addressed
on the conflict of policy with Highway 111
Specific Plan. Seconded by Commissioner
Moran.
5. Upon further discussion, Commissioner Steding
amended the motion to include the information
requested as identified in the Staff report.
Commissioner Moran concurred with the motion
revision. Unanimously approved.
VII. OTHER -- None
VIII. ADJOURNMENT
A motion was made by Commissioner Steding and
seconded by Commissioner Moran to adjourn to
a regular meeting on October 25, 1988, at
7:00 p.m., in the La Quinta City Hall, 78-105
Calle Estado, La Quinta, California. This
meeting of the La Quinta Planning Commission
was adjourned at 8:00 p.m., October 11, 1988.
4 -
BJ/MIN10/11.DFT
0 0 VI.A.
DATE:
PROJECT:
PROJECT
LOCATION:
APPLICANT:
ZONING
DESIGNATION:
ENVIRONMENTAL
ASSESSMENT:
BACKGROUND:
STAFF REPORT
PLANNING COMMISSION MEETING
OCTOBER 25, 1988
MINOR CHANGE TO TENTATIVE TRACT #21846
GENERALLY IN THE NORTHWEST PORTION OF PGA
WEST ( SEE ATTACHMENT #1)
SUNRISE COMPANY
R-2 & R-3
MINOR CHANGES TO TENTATIVE TRACT MAPS ARE
EXEMPT FROM ENVIRONMENTAL REVIEW
Tentative Tract #21846 received conditional approval on
September 16, 1986, for 308 units on +51.45 net acres
(excludes golf course and lake areas). The Applicant has also
applied for an extension of time for this tract, in conjunction
with the minor change request.
On May 10, 1988, the Planning Commission approved basic floor
plans/elevations for "The Greens", a new product line at PGA
West, for Tentative Tract #21846. These are similar in
architectural respects to the Vistas at Palm Valley Country
Club in Palm Desert.
On August 9, 1988, the Planning Commission approved another new
unit type called "The Fairways", for Tentative Tract #21381.
These are detached, common -lot units. A four unit increase
from 138 to 142 units was also granted, along with a setback
modification to allow a 15 foot front setback for certain
alternate Fairway floor plans.
Tract phases 21846-1 and 21846-2 are recorded, with
construction underway on the previously approved Greens units.
Tract 21846-3 is pending recordation. All three of these
phases are made up exclusively of The Greens units, with the
exception of 21846-1 (includes 10 Legends units; see Attachment
#2)•
- 1 -
BJ/STAFFRPT.011
® 0
DESCRIPTION OF PROPOSAL:
The Applicant, Sunrise Company, requests a change to the
existing approved tentative map to allow a redistribution of
unit types, approval of the Fairways unit type, (for this map),
and an increase of 59 units, from 308 to 367 total (see
Attachment #3). A comparison of the existing approval and this
request are shown on Attachment #4. A table on each unit's
specifications is offered on Attachment #5. Floor plans and
elevations are also provided.
ANALYSIS:
1. Tentative Tract #21846 received approval on September 16,
1986 subject to conditions. Condition No. 21 required
the developer to comply with Exhibits "A", "B" & "C".
Exhibit "A" is the tract map and "B" and "C" are the
description brochures for the Legends and Champion units.
2. The Specific Plan itself for PGA West identified a wide
range of unit types to be constructed within PGA West.
As a result, changes in marketing strategy and product
demand can be accommodated, while also assuring design
integrity through the design review process.
3. Both the Greens and Fairways products have been approved
for Tracts 21846 and 21381, respectively; therefore,
these product types should be considered consistent with
provisions of the minor change.
4. Condition No. 23 permits some of the units (as they were
originally configured) to be located within 15 feet of
the private street. The Greens product is larger than
the originally proposed units, therefore a 13.5 foot
setback is needed for the "A" building in some instances
(see Attachment #6). All of the driveways are noted to
provide the 20 foot setback when fronting on the private
street, it is only the side entry garages which are
located closer to the front lot line.
5. The siting plan shows that all three proposed plans for
the Fairways will meet the 20 foot setback requirement,
although units F1 and F2 were allowed a 15 foot front
setback for Tentative Tract 21381. It may be acceptable
to allow this provision as a decision consistent with
past action; and in light of the fact that these floor
plans and elevations are noted as being conceptual. The
original tract approval did allow a 15 foot setback on
Champion and Legend units for their golf cart storage
area.
2 -
BJ/STAFFRPT.O11
•
6. Condition No. 24 allows the Planning and Development
Director to grant a 10 percent change in the unit count,
provided the change is consistent with the overall
character of the project. The request is for 59
additional units, or approximately nineteen percent
increase. Therefore, this request has been determined to
be part of the minor change request, and requires
Planning Commission approval due to the threshold on
units approvals.
In considering this aspect of the request, it is important to
remember that varying market demand factors have a considerable
impact on unit supply. The PGA Specific Plan is really a
non-specific plan when considering density. It allows a gross
density factor of 3 units per acre, but does not address
density allocation through phasing or other means. Therefore,
the specific plan for PGA West is a much more flexible plan in
terms of density, primarily due to its long --range
implications. In this regard, density considerations have been
limited to maintaining zoning requirements and other
development criteria within the context of the total number of
units allowed. Because the currently approved number of units
is not within range of the 5000 total units approved, and the
requested changes to the map generally conform to the Specific
Plan approval, the La Quinta General Plan and other applicable
requirements, then the request or additional units could be
allowed.
PLANNING COMMISSION ACTION:
Action by the Planning Commission on the minor change request
is via a recommendation to the City Council. Although a public
hearing is not required, the Planning Commission may, at their
discretion, allow testimony to be given on the minor change.
Upon a recommendation being received by the City Council, their
subsequent decision is final.
RECOMMENDATION:
By minute motion, recommend to the City Council approval of the
minor change request for Tentative Tract #21846, granting the
following:
1. Approval for use of the "Fairways" unit type within
Tentative Tract #21846, and;
2. Approval of a re -distribution of the Legends,
Champions, Fairways and Greens units within
Tentative Tract #21846, as per Attachment #4, and;
3 -
BJ/STAFFRPT.O11
3.
Attachments:
An increase of 59 units
approved total of 308 units.
over the originally
1. Case Map
2. Recorded tract phases
3. Revised map exhibit
4. Lot/unit breakdowns
5. Unit breakdowns
6. Typical siting
7. Greens & Fairways floor plans/elevations
BJ/STAFFRPT.011
- 4 -
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TENTATIVE TR.
Mo1P NO. e4046
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CASE MAP
CASE No.
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ATTACHMENT * 1
TRACT 21846-1
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RECORDED TRACTS
WITHIN REVISED- TENTATIVE
TRACT MAP * 21846
p ATTACHMENTS
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LOT TABULATIONS
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GENERAL NOTES \ YNY
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TENTATW TRACT MAP NO. 21846
W T!E CITY OF LA MUM, CA
.�. ATTACHMENT #3
AT LA QUIWA
0 0
TENTATIVE TRACT MAP No. 2 1 8 4 6
Subdivided 105.28 acres into 22 lots to accommodate 308
condominium units and related golf course and recreational
amenities.
APPROVED REVISED CHANGE IN
LOT NO. UNITS UNITS UNIT COUNTS
1
20 Legends
10
Legends
(-10)
2
16 It
8
Greens
(- 8)
3
20 "
24
it
(+ 4)
4
20
21
If
(+ 1)
5
28
48
it
(+20)
6
16 "
16
"
(+ 0)
7
16 "
40
"
(+24)
8
16 "
32
"
(+16)
9
20
24
"
(+ 4)
10
24 "
24
"
(+ 0)
11
16
24
"
(+ 8)
12
16
32
(+16)
13
16 Champions
8
Champions
(- 8)
14
16 '°
9
Fairway
(- 7)
15
14 '°
10
"
(- 4)
16
12 10
11
"
(- 1)
17
12 '°
13
"
(+ 1)
18
10 '°
13
"
(+ 3)
19
Recreation
20
Recreation
21
Recreation
22
Golf Course
TOTALS 308 *367 (+59)
Approved Units 308 Proposed Units 367
Legends 228 Legends 10
Champions 80 Champions 8
Greens 293
Fairways 56
*Condition #24 allows a 10 percent increase in the total number
of units or (30.8) 31 units. Therefore, 59-31=28 units that
must be removed from the other lot development within Tentative
Tract #21846 or Tentative Tract #21846 must be revised.
ATTACHMENT #4
BJ/DOCWN.004
UNIT SPECIFICATIONS
THE GREENS
THE FAIRWAYS
Plan
Sq. Ft.
Bedrooms
Baths
Plan
Sq. Ft.
Bedrooms
Baths
Ad
1312
2
2
F1
2277
3
3 1/2
Au
1598
3
2
F2
2549
3
3 1/2
B
1500
2 w/den
2
F3
2938
4
4 1/2
C
1515
2
2 1/2
D
1492
2
2 1/2
E
1621
3
2 1/2
THE LEGENDS
THE
CHAMPIONS
Plan
Sq. Ft.
Bedrooms
Baths
Plan
Sq. Ft.
Bedrooms
Bath
10
2272
2 w/den
3 1/2
1
1330
2
2
20
2596
of
"
2
1549
2
2
30
2846
of
"
2X
1672
3
3
31
3054
3
1627
2 w/den
2
40
3031
"
"
4
1918
2 w/den
3
7
2125
2 w/den
3 1
9
2489
2 w/den
3 1
ATTACHMENT #5
BJ/DOC:WN.005
I T 1rl koAL ar. I t5AUK5 & SEWARATI ®NS
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2,938 SQ. FT.
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ul.8
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: OCTOBER 25, 1988
PROJECT: TENTATIVE TRACT 21846, FIRST EXTENSION OF TIME
PROJECT
LOCATION: GENERALLY IN THE NORTHWEST PORTION OF THE PGA
WEST SPECIFIC PLAN (SEE ATTACHMENT #1)
APPLICANT: SUNRISE COMPANY
PROPOSAL: FIRST EXTENSION OF TIME REQUEST FOR TENTATIVE
TRACT 21846, TO EXTEND THE EXPIRATION DATE TO
OCTOBER 7, 1989.
LAND USE PLAN: LOW DENSITY RESIDENTIAL (SPECIFIC PLAN
OVERLAY)
ZONING
DESIGNATION: R-2 and R-3
ENVIRONMENTAL
ASSESSMENT: TENTATIVE TRACT MAP EXTENSIONS ARE EXEMPT
FROM ENVIRONMENTAL REVIEW
BACKGROUND•
Tentative Tract 21846 received conditional approval on
September 16, 1986, for 308 units on +51.45 net acres
(excludes golf course and lake areas). The Applicant has also
applied for a minor change to this tract, in conjunction with
the extension request. The existing approval currently expires
on November 15, 1988.
ADDITIONAL CONSIDERATIONS:
As previously indicated, a minor change to the existing
approved tentative tract map is also being requested at this
time (refer to staff report for Tentative Tract 21846: Minor
Change). It was determined by Staff that it would be
appropriate to process the minor change, along with the
extension request and make revisions to the conditions to
reflect the minor change proposal, if approved. Should the
minor change not be approved, then those condition revisions
relating to the minor change would be deleted and the tentative
tract conditions would be retained as they currently exist.
ANALYSIS:
- 1 -
BJ/STAFFRPT.012
I WO
1. Attachment #2 shows boundaries of recorded tract phases
21846-1 and 21846-2, with Tract 21846-3 pending
recordation.
2. The Applicant is requesting the extension due to a change
in marketing strategy related to the originally approved
unit type and count, thereby allowing additional time in
which to file the final map phases on the unrecorded
portions.
3. A number of conditions would need modification to some
extent in order to update this approval. There are no
major changes or issues that arise due to this request.
However, it should be observed that the 100
administrative increase provision will no longer be
applicable upon approval of the minor change: it should
be revised to allow 100 of the remaining unbuilt unit
count to be administratively adjusted. The following
condition changes are necessary:
A. Existing Condition #2 reads as follows:
"2. This tentative tract map approval shall
expire two years after the original date or
approval by the La Quinta City Council unless
approved for extension pursuant to the City
of La Quinta Land Division Ordinance."
Revise existing Condition #2 (becomes new Condition
#2) to read as follows
".....approval shall expire as provided by
Government Code Section 66452.6, or other
applicable sections, unless approved...."
B. Existing Condition #3 reads as follows:
113. Tract phasing plans, including phasing of
public improvements, shall be submitted for
review and approval by the City Engineer and
the Planning Department."
Existing Condition #3, relating to tract phasing
plans may be deleted, as there are already existing
recorded portions under construction.
C. Condition #5 reads:
"5. The final map, or any portion thereof, shall
not be recorded until and unless Tentative
Tract Map #21640 has been recorded."
Existing Condition #5 may be deleted, as Tract
21640 has been recorded.
2 -
BJ/STAFFRPT.012
1 WO
D.
E.
Existing Condition #9 reads as follows:
119. Prior to approval of any portion of the final
tract map, the Applicant shall prepare a
hydrological analysis for approval by the
City Engineer which will indicate method and
design to protect the development from the
100-year flood and any flooding caused from a
breach of embankment of Lake Cahuilla or the
Coachella Canal. This plan shall be
consistent with the purposes of any similar
plans of the Redevelopment Agency and/or the
Coachella Valley Water District. (NOTE:
Hydrological analysis is complete and its
recommendations shall be considered with
improvement plans.)"
Revise existing Condition #9 (becomes new Condition
#7 ) as follows:
"...(Note: Hydrological.... improvement plans
for each subsequent tract phase)".
Existing Condition #14.c. reads as follows:
"14. The Applicant shall comply with the following
requirements regarding private street
improvements:
C. Temporary cul-de-sacs of at least 90
feet in diametQr shall be provided at
the end of Lots 11, 12, 16, and 17 per
Exhibit "A". As an alternative to
cul-de-sac improvements, the Applicant
may improve "Shoal Creek" and "Riviera"
street northerly to all-weather streets,
per Exhibit "A" to connect. A plan for
cul-de-sac and/or all-weather access
alternatives shall be submitted for
review and approval by the City Fire
Marshal and City Engineer prior to
recordation of Tentative Tract #21846.
All improvements as specified by the
City Fire Marshal and City Engineer
shall be made prior to issuance of
building permits for Tentative Tract No.
21846."
Revise existing Condition #14.c. (becomes new
Condition #12.c.) as follows:
11.... at the end of Lots 14 and 15, per
Exhibit A, Minor Change #1... A plan for
cul-de-sac .... prior to recordation of an
remaining phases of Tentative Tract 21846.
- 3 -
BJ/STAFFRPT.012
N
F. Existing Condition #15 reads as follows:
1115. Prior to issuance of a building permit, a
plan shall be submitted for review and
approval by the Community Development
Department indicating non -automotive means of
transportation within the project including,
but not limited to, bicycle and pedestrian
paths."
Revise existing Condition #15 (becomes new
Condition #13) to read:
"....approval by the Planning and
Development Department...".
G. Existing Condition #18 read as follows:
"_8. The Applicant shall comply with the
requirements of Imperial Irrigation District
prior to issuance of building permits.
Applicant shall provide written clearance to
the City Community Development Department
that Imperial Irrigation District can provide
service to this development."
Revise existing Condition #18 (becomes new
Condition #16) in the same manner as revised
Condition #15.
H. Existing Condition #20 reads as follows:
1120. In order to mitigate impacts on public
schools, the Applicant shall comply with the
following:
a. Prior to recordation of the final map,
the Applicant shall enter into an
agreement to pay School Mitigation
Developer Fees with the Desert Sands
Unified School District (DSUSD).
b. Prior to the issuance of any building
permits within Tentative Tract Map
#21846,the Applicant shall provide the
Director of Community Development with
written clearance from the DSUSD stating
that the per unit impact fees have been
paid."
1. Delete existing Condition #20.a., as school
fee agreement is in effect.
2. Revise existing Condition #20.b. (becomes new
Condition #18.a.) to read:
4 -
BJ/STAFFRPT.012
1
"....shall provide the Building
Official....".
I. Existing Condition #21 reads as follows:
1121. The development of the site and buildings
shall comply with Exhibits "A", "B" and "C"
pursuant to the Planning Department's
Tentative Tract Map #21846 file as
conditionally approved. The following
building and site design conditions shall
take precedence in the event of any conflicts
with the provisions of the tentative tract
map."
Revise existing Condition #21 (becomes new
Condition #19) as follows:
'°.... Shall comply with Exhibits A, B, B-F1
B-F2, B-F3, B-GA, B-GB, B-Ad, B-Au, B-B, B-C
B-D, B-E, C, C-Fl, C-F1A, C-F2, C-F2A, C-F3,
C-F3A, C-GA and C-GB pursuant to the
Planning and Development Departments .... as
conditionally approved, and in accordance
with the file for Tentative Tract 21846,
Minor Change #1."
J. Existing Condition #23 (becomes new Condition
#21.a(1) & (2)) reads as follows:
"23. The following setback criteria shall be
applied to site design:
a. A minimum front yard setback of 20-feet
shall be required on all residential
dwelling units in the project, except
for the "Legend" (Plan 40), which is
permitted to have a 15-foot setback to
accommodate an accessory golf cart
storage structure.
b. A minimum sideyard setback of five (5)
feet (10 feet between building
complexes) shall be required on all
residential units."
Revise existing Condition #23.a. as follows:
"....in the project, with the following
exceptions:
1. The "Legends" (Plan 40) is permitted to
have a 15-foot setback to accommodate an
accessary golf -cart storage structure.
- 5 -
BJ/STAFFRPT.012
I ie
M
L.
M.
2. The "Greens" (Building A) and the
Fairways (Plan F1 and F2A) are permitted to
have a 13.5 foot front setback at the side
entry garage areas."
Existing Condition #24 reads as follows:
"24. Any minor changes in the tentative tract maps
including, but not limited to, total number
of units, unit locations, unit orientation,
unit mix changes, exterior building color
changes, changes in lot lines, lot shape
modifications, changes in lot dimensions and
street alignment alterations shall be subject
to the approval of the Planning Director. A
change in the total number of units shall not
exceed ten percent (10%) of the approved
total. All changes shall be deemed
compatible with approved unit designs, and
shall be consistent with the overall
character of the project."
Revise existing Condition #24 (becomes new
Condition #22), as follows:
"....shall not exceed ten percent (10%) of
the remaining unbuilt approved units. All
changes shall...."
Existing Condition #25 reads as follows:
"25. All buildings, other than the residential
structures indicated on the tract map for
approval shall require a separate submittal
cf plot plan applications and/or other
development request applications as deemed
necessary by the Planning Department."
Delete existing Condition #25, as only pool
restroom structures will be constructed through the
building permit process.
Existing Condition #31 reads as follows:
1131. Prior to issuance of building permits, the
Applicant shall submit preliminary landscape
plans to the Community Development Department
for review and approval. Desert or native
plan species and drought -resistant plan
materials shall be incorporated into the
landscaping plans of the project. All lots
shall be maintained with appropriate
landscaping/groundcover. Prior to issuance
of an occupancy permit for any condominiums
- 6 -
BJ/STAFFRPT.012
i :•
within Tentative Tract Map #21846,
landscaping/groundcover shall be installed."
Revise existing Condition #31 (becomes newCondition
#28), to read as follows:
"....Applicant shall submit grading,
landscaping, and irrigation plans to CVWD for
review and comment, with respect to CVWD's
Water Management Plan. Final landscape and
irrigation system approval shall be obtained
from the Planning and Development
Department."
N. Existing Condition #35 and 36 reads as follows:
1135. All requirements and conditions of approval
relative to Tract Map #21846 shall be met or
demonstrated to being complied with prior to
recordation of Tract #21846.
36. Tentative Tract Map #21640 shall comply with
all conditions of approval for Tract #21640."
Delete existing Conditions #35 and #36, relating to
Tract 21640 as it has already been recorded.
O. Re -number all conditions accordingly.
FINDINGS:
Findings for the proposed time extension can be found in the
attached Planning Commission Resolution #88-024.
RECOMMENDATION:
Adopt Planning Commission Resolution #88-024, recommending to
the City Council a one year time extension for Tentative Tract
21846 subject to conditions.
Attachments: 1. Location Map
2. Existing recorded tracts within TT 21846
3. Planning Commission Resolution
#88-024 with conditions
7 -
BJ/STAFFRPT.012
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ATTACHMENT +1
PLANNING COMMISSION RESOLUTION NO. 88-024
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
ANNOUNCING FINDINGS AND RECOMMENDING A
ONE-YEAR TIME EXTENSION.
CASE NO. TT 21846 - FIRST EXTENSION OF TIME
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 26th day of August, 1988, hold
a duly -noticed Public Hearing on the Environmental Analysis and
the request to subdivide 105.28 acres into a 22-lot residential
subdivision, generally located in the northwest portion of the
PGA West Specific Plan, more particularly described as follows:
A PORTION OF THE EAST 1/2 OF
SECTION 17 T6S, R7E, S.B.B.& M.
WHEREAS, the City Council of the City of La Quinta,
California, did, on the 16th day of September, 1986, hold a
duly -noticed Public Hearing to consider the Applicant's request
and recommendation of the Planning Commission concerning the
Environmental Analysis and Tentative Tract Map No. 21846; and,
WHEREAS, said Tentative Map complied with the
requirements of "The Rules to Implement the California
Environmental Quality Act of 1970" (County of Riverside,
Resolution No. 82-213, adopted by reference in City of La
Quinta Ordinance No. 5), in that the Planning Director,
determined that the EIR prepared for the overall PGA West
Specific Plan addressed potential impacts of the subject tract
as part of the overall development, and that -the appropriate
mitigation measures identified in the EIR would address the
potential impacts of Tentative Tract #21846; and,
WHEREAS, at the Public Hearing held on September
16, 1986, upon hearing and considering all testimony and
arguments of all interested persons desiring to be heard, said
City Council did make findings to justify the approval of said
Tentative Tract map; and,
WHEREAS, at said Public Hearing, said Tentative
Tract Map No. 21846 was approved by the La Quinta City Council
based on said findings and subject to certain conditions; and,
- 1 -
BJ/RESOPC.006
S WO
WHEREAS, the original Applicant, the Sunrise
Company, has applied for this first Extension of Time for
Tentative Tract 21846, in accordance with Section 13.16.230 of
the La Quinta Municipal Code relating to time extensions on
tentative maps; and,
WHEREAS, the La Quinta Planning Commission, on
October 25, 1988, did find the following facts to justify
recommending approval of said extension of time:
1. That Tentative Tract No. 21846, as conditionally
approved, is generally consistent with the goals,
policies and intent of the La Quinta -General Plan,
and the standards of the Municipal Land Division
and Land Use Ordinances.
2. The subject site is physically suitable for the
proposed subdivision.
3. That the design of Tentative Tract Map 21846 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.
4. The environmental impacts associated with the
proposed project have been adequately addressed in
the certified Environmental Impact Report prepared
for the entire PGA West Specific Plan. The
significant impacts presented by this project will
be appropriately mitigated though conditions of
approval for the project to the extent feasible.
5. Adherence to the current and proposed changes to
conditions of approval will ensure that the project
will not be likely to cause substantial
environmental damage and that impacts on wildlife
habitat will be mitigated to the extent feasible.
NOW, THEREFORE, BE IT RESOLVED, by the Planning
Commission of the City of La Quinta, California, as follows:
1. That the above recitations are true and correct and
constitute the findings of the Planning Commission
in this case;
2. That it does hereby recommend to the City Council
approval of the above -described First Extension of
Time for Tentative Tract Map No. 21846 for the
reasons set forth in this Resolution and subject to
the conditions of approval as revised on October
25, 1988.
- 2 -
BJ/RESOPC.006
`b WO
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta Planning Commission held on this 25th day of
October, 1988, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
CHAIRMAN
ATTEST:
PLANNING DIRECTOR
- 3 -
BJ/RESOPC.006
ti w
CONDITIONS OF APPROVAL - PROPOSED REVISION
TENTATIVE TRACT MAP NO. 21846, EXTENSION #1 - SUNRISE COMPANY
OCTOBER 25, 1988
* = Revised Original Condition
GENERAL
1. Tentative Tract Map No. 21846 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 as
provided by Government Code Section 66452.6 or other
applicable sections, unless approved for extension
pursuant to the City of La Quinta Land Division Ordinance.
3. 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 Engineer
o Planning Department
o Coachella Valley Water District
o Riverside County Environmental Health Department
o Desert Sands Unified School District
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.
SOILS AND GEOLOGY
4. Prior to issuance of any building permit, the Applicant
shall submit a grading plan for review and approval by
the City Engineer. The grading plan shall be prepared by
a Registered Civil Engineer; and adequate provision shall
be made to certify that the constructed condition at the
rough grade stage are as per the approved plans and
grading permits.
Certification at the final grade stage and verification
of pad elevations is also required prior to final
approval of grading construction.
- 1 -
BJ/CONAPRVL.007
®�
CONDITIONS OF APPR L - TTM 21846
September 16, 1986
Page 2
5. A thorough preliminary engineering geological and soils
engineering investigation shall be prepared and submitted
for review and approval by the City Engineer prior to
issuance of any building permits. Pursuant to Section
11568 of the Business and Professions Code, the soils
report certification shall be indicated on the final
subdivision map.
HYDROLOGY/WATER CONSERVATION
6. Drainage disposal facilities shall be provided as
required by the City Engineer.
*7. Prior to approval of any portion of the final tract map,
the Applicant shall prepare a hydrological analysis for
approval by the City Engineer which will indicate method
and design to protect the development from the 100-year
flood and any flooding caused from a breach of embankment
of Lake Cahuilla or the Coachella Canal. This plan shall
be consistent with the purposes of any similar plans of
the Redevelopment Agency and/or the Coachella Valley
Water District. (NOTE: Hydrological analysis is
complete and its recommendations shall be considered with
improvement plans for each subsequent tract phase.
8. Prior to approval of building permits, the Applicant
shall prepare a water conservation plan which will
adequately indicate the following:
a. Methods to minimize the consumption of water usage
including, but not limited to, water saving
fixtures, drought -tolerant and native landscaping,
and programs to minimize landscape irrigation.
b. Methods for minimizing the effects of increased
on -site surface water runoff and increased
groundwater recharge.
9. That surface runoff water from landscape irrigation
systems shall be minimized with the installation of drip,
bubbler systems and other water conservation measures.
Also, that a system of catch basins shall be incorporated
into the landscaped common areas of the project in order
to contain on -site surface water runoff.
10. The Applicant shall utilize dust control measures in
accordance with the Municipal Code and the Uniform
Building Code and subject to the approval of the City
Engineer.
TRAFFIC AND CIRCULATION
11. The Applicant shall develop all roads (private streets)
applicable to Tentative Tract No. 21846 to the
requirements of the City Engineer and the standards of
2 _
BJ/CONAPRVL.007
CONDITIONS OF APP L - TTM 21846 e*
September 16, 1986
Page 3
the La Quinta Municipal Code. The street improvement
plan shall be 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 as adopted by the La Quinta Municipal Code.
*12. The Applicant shall comply with the following
requirements regarding private street improvements:
a. All roadways within Tentative Tract No. 21846 shall
be developed in accordance with the design
standards specified in Specific Plan No. 83-002
(PGA West Specific Plan) as conditionally approved.
b. All roadways within Tentative Tract No. 21846 shall
remain private and be maintained as such.
*c. Temporary cul-de-sacs of at least 90 feet in
diameter shall be provided at the end of Lots 14
and 15 per Exhibit A, Minor Change #1. As an
alternative to cul-de-sac improvements, the
Applicant may improve "Shoal Creek" and "Riviera"
streets northerly to all-weather streets, per
Exhibit "A", to connect. A plan for cul-de-sac
and/or all-weather access shall be submitted for
review and approval by the City Fire Marshal and
City Engineer prior to recordation of any remaining
phases of Tentative Tract No. 21846. All
improvements as specified by the City Fire Marshal
and City Engineer shall be made prior to issuance
of building permits for Tentative Tract No. 21846.
d. A plan showing proposed parking along the private
road system shall be submitted for review and
approval to the Planning Department. The plan
shall designate "no parking" areas and indicate the
method of identifying them.
e. The width of all interior drives where residential
units are to be located along shall be a minimum of
32-feet.
*13. Prior to issuance of a building permit, a plan shall be
submitted for review and approval by the Planning and
Development Department indicating non -automotive means of
transportation within the project including, but not
limited to, bicycle and pedestrian paths.
PUBLIC SERVICE AND UTILITIES
14. The Applicant shall comply with the requirements of the
City Fire Marshal., The following conditions shall be
met/certified prior to the issuance of any building
permit within Tract No. 21846, except that the Fire
- 3 -
BJ/CONAPRVL.007
CONDITIONS OF APPR L
September 16, 1986
Page 4
W
- TTM 21846 40
Marshal approve alternate means of compliance where
deemed appropriate and equivalent to these standards:
a. Fire Hydrants. Install super fire hydrants (6" X
4" X 2 1/2" 2 1/211) at each street intersection.
In no event shall the hydrants be installed at
intervals exceeding 330-feet between hydrants.
b. All water mains shall be capable of providing a
potential fire flow of 2500 GPM and an actual fire
flow of 1500 GPM from any one hydrant connected to
any given water main for a two hour duration at a
20 PSI residual operating pressure.
C. Required fire flow must be available before any
combustible material is placed on the job site.,
15. The Applicant shall comply with the requirements of
Coachella Valley Water District.
a. The water and sewage disposal systems shall be
installed in accordance with the requirements of
the City and the Coachella Valley Water District.
b. When there are identified conflicts with existing
CVWD facilities, the City will withhold the
issuance of any :wilding permit until arrangements
have been made with the District for the relocation
of these facilities.
*16. The Applicant shall comply with the requirements of
Imperial Irrigation District prior to issuance of
building permits. Applicant shall provide written
clearance to the City Planning and Development Department
that Imperial Irrigation District can provide service to
this development.
17. All utility improvements to the project shall be
installed underground.
SCHOOLS
*18. In order to mitigate impact on public school, the
Applicant shall comply with the following:
*a. Prior to the issuance of any building permits
within Tentative Tract Map No.21846, the Applicant shall
provide the Building Official with written clearance form
the Desert Sands Unified School District stating that the
per unit impact fees have been paid.
BUILDING AND SITE DESIGN
*19. The development of the site and buildings shall comply
with Exhibits A, B, B-F1,B-F-2, B-F3, B-GA, B-GB, B-Ad,
_. 4
BJ/CONAPRVL.007
CONDITIONS OF APPR L - TTM 21846 40
September 16, 1986
Page 6
24. Prior to approval of precise development plans, the
Applicant will demonstrate that residential structures
satisfy the State's indoor criterion. Where exposed to
noise levels in excess of State standards, Applicant
shall install special design features such as
double -glazed windows, mechanical ventilation, special
roof venting, increased insulation, weather-stripping, or
combinations of these and similar measures. (NOTE:
Noise analysis is complete and its recommendations shall
be considered in building and wall plan.)
ARCHAEOLOGY
25. If buried remains are encountered during development, a
qualified archaeologist shall be contacted immediately
and appropriate mitigation measures shall be taken.
MISCELLANEOUS
26. No occupancy permit will be issued for any dwelling unit
until the surrounding golf course and common landscaped
areas have been planted and matured to mitigate localized
blowing dust.
27. Prior to final map recordation, the Applicant shall
submit a tentative time schedule of tract map development
phasing as it relates to the phased implementation of
Specific Plan No. 83-002. This schedule shall be subject
to review and approval by the Planning Department.
*28. Prior to issuance of building permits, the Applicant
shall submit grading, landscape and irrigation plans to
Coachella Valley Water District for review and comment
with respect to CVWD's Water Management Plan. Final
landscape and irrigtion system approval shall be obtained
from the Planning and Development Department.
29. Applicant shall submit plans for street lighting, if any,
along roads for review and approval by the Planning
Department.
30. All signing within PGA West including Tentative Tract No.
21846 shall be subject to review and approval by the
Planning Department.
31. Provision shall be made to comply with the provisions and
requirements of the City's adopted Infrastructure Fee
Program in effect at the time of building permit issuance.
6 -
BJfCONAPRVL.007
DATE:
PROJECT:
PROJECT
LOCATION:
APPLICANT:
BACKGROUND:
0 • WC
STAFF REPORT
PLANNING COMMISSION MEETING
OCTOBER 25, 1988
TO ESTABLISH A PARKING LOT SWEEPING BUSINESS
AS A HOME OCCUPATION
EQUIPMENT STORAGE/OFFICE AT 52-145 AVENIDA
VELASCO
DANIEL R. WALLACE
The Applicant's request is to establish a parking lot sweeping
business as a home occupation. The home occupation request was
initially denied administratively based upon the two following
criteria/conditions contained in Section 9.208.020 of the La
Quinta Municipal Code. Subsequently, it was determined to
refer this matter to the Commission for final resolution.
Criteria/Condition
VPC11
"A home occupation shall not be conducted within an
accessory structure. There may be storage of equipment
or supplies in an accessory structure. The garage may be
used for the conduct of the home occupation only when it
does not interfere with the use of such space for
off-street parking of vehicles required by Chapter 9.160
of this Title."
"H"
"No vehicle or trailer except those normally incidental
to the residential use shall be stored or parked on the
site.
REQUEST:
The Applicant's intent is to establish a parking lot sweeping
business in his home. The vehicle to be used is a Mr. Air
Sweeper, Model #2300, mounted on a 1976 Datsun truck chassis.
Also a Echo power blower will be used. The equipment will be
stored within the attached garage (refer to attached photos).
REVIEW PROCESS:
- 1 -
BJ/STAFFRPT.013
0
•
This application is being brought to the Commission for a (new)
de novo review. Commission consideration should focus on the
information provided by the Applicant and the review
criteria/conditions contained in the Home Occupation
regulations. Since this is the first application of this type,
the decision on this case will be precedent -setting and used
for subsequent review of other similar applications.
The decision of the Commission is final and not subject to
further appeal to the City Council.
COMMISSION ACTION:
The Planning Commission, in taking their action, should
determine whether or not the conditions and criteria set forth
in Section 9.208.020 are met. After such review and
evaluation, the Commission may act to:
A. Approve the application as requested;
B. Approve the application subject to meeting any reasonable
special conditions as may be deemed necessary to carry
out the intent of the subject regulations;
C. Deny the application based on noncompliance with the
criteria and conditions for establishment of home
occupations;
D. Continue the item, as may be necessary, for any further
considerations related to this matter.
Commission action may be taken by minute motion.
Attachments: 1. Denial letter
2. Home Occupation Review Criteria
3. Applicant's letter
- 2 -
BJ/STAFFRPT.013
�o�' ,�',QuiKfw �
78105 CALLE ESTADO - LA QUINTA, CALIFORNIA 92253 - (619) 564.2246
September 23, 1988
Mr. Daniel R. Wallace
52-145 Avenida Velasco
La Quinta, CA 92253
Subject: Home Occupation Permit to
Establish a Parking Lot Sweeping Business
Dear Mr. Wallace:
Your Home Occupation Application to establish a parking lot
sweeping business using a ECHO PB-400E power blower mounted on
a 1976 Datsun, cannot be granted based upon the criteria and
conditions of Section 9.208.020 of the La Quinta Municipal
Code.
The following criteria and conditions pertain: "C. A home
occupation shall not be conducted within an accessory
structure. There may be storage of equipment or supplies in an
accessory structure. The garage may be used for the conduct of
the home occupation only when it does not interfere with the
use of such space for off street parking of vehicles required
by Chapter 9.160 of this Title."
Criteria H: "No vehicles or trailers except those normally
incidental to the residential use shall be stored or parked on
the site."
Your request is to to store your 1976 Datsun within your
two -car garage. This then would make your two -car garage
unusable for normal residential use. In addition, the Datsun
cannot be used for everyday occupant activity.
This decision is final unless you appeal to the Planning
Commission within 10 days or by October 6, 1988. The decision
of the Commission then would become final unless you appeal to
the City Council. The appeal application is enclosed and the
fee is $175.00.
KH/LTRJH.001
-1-
MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253
•
Should you have
undersigned.
Very truly yours,
MURREL CRUMP
PLANNING DIR
er y erman
rin'wipal Planner
any further questions, please
contact the
KH/LTRJH.001 -2-
9.208.020 Criteria and conditions. A. No one other
than the resident of the dwelling shall be employed on the
premises in the conduct of the home occupation.
B. The home occupation shall be conducted entirely
within the enclosed area of the main building and shall not
occupy more than twenty-five percent of the total area of
the structure.
C. A home occupation shall not be conducted within an
accessory structure. There may be storage of equipment or
supplies in an accessory structure. Garage space may be
used for the conduct of a home occupation only when it does
not interfere with the use of such space for the off-street
parking of vehicles required by Chapter 9.160 of this title.
D. There shall be no outdoor storage or display of
equipment, machinery, supplies, materials or merchandise,.
E. There shall be no sales activity, either wholesale
or retail, except mail order sales, nor shall there be the
maintenance of an office open to the general public.
F. There shall be no more than a one-day's supply of
hazardous materials stored on the premises at any given time
(i.e., pool chlorine, paint thinner, etc.).
G. There shall be no dispatching of persons or equip-
ment to or from the subject property, including the use of
commercial vehicles which operate to and from the premises.
H. No vehicles or trailers except those normally inci-
dental to residential use shall be stored or parked on the
site.
I. There shall not be involved the use of commercial
vehicles for delivery of materials or items to or from the
premises, other than a vehicle not to exceed a rated one -ton
capacity.
J. There shall be no use of any mechanical equipment,
appliance or motor outside of the enclosed building or which
generates noise detectable from outside the building in
which it is located.
K. There shall be no signs or other devices identify-
ing or advertising the home occupation.
L. In no way shall the appearance of the building or
lot be so altered, or the home occupation be so conducted,
that the lot or building may be reasonably recognized as
serving a nonresidential use (either by color, materials,
construction, lighting, sounds, vibrations, etc.).
M. No home occupation shall create a nuisance by rea-
son of noise, odor, dust, vibration, fumes, smoke, elec-
trical interference, traffic or other causes.
N. The use shall meet reasonable special conditions
established by the community development director and made
of record in the home occupation permit, as may be deemed
necessary to carry out the intent of this chapter. (Ord. 29
§1(part), 1983: Ord. 5 §1(part), 1982: county Ordinance
348 §18.42(a))
Oc tul)cr 31, 19"R
City of La Quinta
Dept. of Community Development
78-105 Calle Estado
La Quinta, CA 92253
RECIE ED
OCT 6 1988
G'rY ur L-A voi aTA
PLANNlft G Fl DE.VELU .YEr- T DEPT.
After :receiving your letter of denial for a Home Occupation Permit, I realized the
first thing I needed to do was clear up some misunderstandings.
The letter of denial I received incorrectly states that I'm using a Echo PB•-400E
power blower mounted on a 1976 Datsun. I'm actually using a Mr. Air Sweeper, Model
#2300, mounted on a 1976 Datsun truck chasis. The Echo power blower is not mounted
on the Datsun. T•ihen I'm sweeping a parking lot, I carry the power blower on my back
the same way gardners 6o. I've enclosed some photos so you can get a better idea of
what the sweeper and power blower look like.
Another thing I'd like to point out is the fact that although the sweeper is being
parked in the garage, I'm still able to use the garage for normal residential use.
I've included another photo to show how the sweeper and my V. W. bus easily fit in
the garage together. I live alone and these are the only vehicles I own. I keep
them parked in the garage, not on the street. And since I have no employees, there's
no reason to park anything outside the garage.
I realize that my business intentions may not be precisely within the limits of the
La Quinta Municipal Code. However, I fail to see how a business of this type and
size could possibly be detrimental to the city of La Quinta.
I hope I've cleared up any misunderstandings and answered any questions you may have.
If not, please feel free to inspect my home personally. I hope you'll excuse the
lousy typing and photography and reconsider your decision. Thank you for your
consideration.
Sinc rely yours,
Daniel R. Wallace
Owner -Operator
ANNY9S POWED SWEEPING
Lir Sweeper mounted on Datsun chasis Echo power blower
RECEIVED
OTY ON LA QJINTA
F ANNtirG 1i DEPT.
DATE:
PROJECT:
PROJECT
DESCRIPTION:
PROJECT
LOCATION:
APPLICANT:
BACKGROUND:
0
STAFF REPORT
PLANNING COMMISSION MEETING
OCTOBER 25, 1988
TENTATIVE TRACT NO. 22982 - Cactus Flower
REVIEW FINAL TRACT MAP 422982 (CACTUS FLOWER)
AND PARKLAND FEE -IN -LIEU PROPOSAL.
SOUTHEAST CORNER OF FRED WARING DRIVE AND
DUNE PALMS
LA QUINTA ASSOCIATES
Tentative Tract #22982 received approval from the Planning
Commission on May 24, 1988, and City Council on June 7, 1988.
Condition #25 required the Applicant to submit a proposal for
parkland, fee--in-lieu or a combination thereof to be considered
by the Planning Commission and City Council.
Condition #23 required the Applicant to revise the Tentative
Tract per approval Conditions and submit the final map to the
Planning Commission for review and acceptance.
ANALYSIS:
Parkland - A parkland evaluation was done for this area. This
property did not appear to provide a suitable location for
parkland. The property south and west of this tract was
identified as providing the best location for parkland.
Therefore, the Applicant proposes to pay fee -in -lieu rather
than dedicate park land. The City ordinance, based upon the
number of lots (137) requires 1.20 acres of parkland. This is
less than noted in the Condition because the number of lots was
reduced.
The Applicant indicates that $937,500 was the purchase price
for the 39 acres. ($937,500 39 = $24,038.46 per acre)
$24,038.46 X $1.20/ac. _ $28,845.60.
Based upon the purchase price and area required for dedication,
the Applicant should pay $28,845.60.
V li
- 1 -
BJ/STAFFRPT.014
FINAL TRACT MAP
The Applicant has revised the tract map per conditions of
approval. Each lot has 8,000 or more square footage.
RECOMMENDATION:
By minute motion accept the final tract map and recommend to
the City Council that fee -in -lieu in the amount of $28,845.60
should be accepted rather than parkland for Tract #22982.
Attachments: 1. Applicant's letter
2. Final Tract Map
- 2 -
B.7/STAFFRPT.014
October 17, 1988
Mr. Mur- r. e 1 Crump
Ci,-y of La Quinta
7 8--1 0 5 Calle Estado
La Quinta, CA 92253
Dear Mr. Crump:
In accordance with Condition No. 25 of the Conditions of Approval
for the above referenced tract, we hereby propose the payment of
a fea in lieu of parkland dedication based on the following
formula:
1.26 times $24,015/acre = $30,259
Purchase p--^ice of property was $937,500. Total acreage = 39
acres.
Please advise us if this proposal meets with your approval and
will satisfy the condition.
Thank you.
Very truly yours,
T1 :'1 WITj (j1AKS COMPANY
E. G. Williams
President
EGW/vjm
P.O. Box 1715 r La Quinta, CA 92.253 ■ 619/345-7541 ■ FAX 619/345-7683
A Oivisior of E.G. Williams Company Inc.