1988 11 22 PCA G E N D A
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
November 22, 1988 - 7:00 p.m.
I. CALL TO ORDER
Flag Salute
II. ROLL CALL
III. PUBLIC HEARINGS:
A. PUBLIC HEARING:
APPLICANT:
LOCATION:
PROJECT:
TENTATIVE TRACT #23935
TOM NOBLE
SOUTHWEST CORNER OF MILES
AVENUE AND DUNE PALMS ROAD
TO SUBDIVIDE A +50-ACRE SITE
INTO 193 SINGLE FAMILY LOTS.
1. Staff Report
2. Public Comment
3. Commission Discussion
4. Hearing Closed
5. Motion for Commission Action
B. PUBLIC HEARING: CHANGE OF ZONE ##88-036
APPLICANT: T & S DEVELOPMENT
LOCATION: NORTH SIDE OF HIGHWAY 111
BETWEEN WASHINGTON STREET AND
ADAMS STREET, AND LYING SOUTH
OF THE WHITEWATER CHANNEL.
PROJECT: CHANGE OF ZONE FROM R-3-4000
(GENERAL RESIDENTIAL) TO C-P-S
(SCENIC HIGHWAY COMMERCIAL).
BJ/AGENDA11.22
1. Staff Report
2. Public Comment
3. Commission Discussion
4. Hearing Closed
5. Motion for Commission Action
C. PUBLIC HEARING: ZONING ORDINANCE AMENDMENT
NO. 88-006
APPLICANT: CITY -INITIATED
LOCATION: CITY-WIDE
PROJECT: A CITY -INITIATED AMENDMENT TO
TITLE 9 OF THE LA QUINTA
MUNICIPAL CODE, TO ADD NEW
REGULATIONS ON MAXIMUM
BUILDING PAD HEIGHT AND RAIN
GUTTERS FOR RESIDENTIAL
STRUCTURES
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 form 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
November 8, 1988.
Commission meeting of
BJ/AGENDA11.22
VI . 13USINESS
A. Item:
Applicant:
Location:
Project:
Tentative Tract #21180 - Crystal
Canyon of La Quinta (known as "The
Heritage"
William Young
Southeast corner of Avenue 52 and
Avenida Bermudas
First time extension request.
1. Staff Report
2. Commission Discussion
3. Motion for Commission Action
13. Item: High Density Residential General
Plan Amendment
Applicant: City -Initiated
Location: City wide
Project:
1. Staff Report
2. Commission Discussion
3. Motion for Commission Action
a.) Adopt a recommendation to the City
Council
VII. OTHER - None
VIII. ADJOURNMENT
ITEMS FOR NOVEMBER 21, 1988, 4:00 P.M. STUDY SESSION
"DISCUSSION ONLY"
1. High Density Residential. General Plan Amendment
2. All Agenda items.
BJ/AGENDA11.22
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: NOVEMBER 22, 1988
APPLICANT/OWNER: TOM NOBLE
PROJECT:: TENTATIVE TRACT MAP NO. 23935; REQUEST TO
SUBDIVIDE + 50 ACRES INTO 196
SINGLE-FAMILY ^LOTS
LOCATION: SOUTHWEST CORNER OF MILES AVENUE AND DUNE
PALMS ROAD (SEE ATTACHMENT NO. 1)
GENERAL PLAN
DESIGNATION: MEDIUM DENSITY (4-8 DU/AC)
EXISTING
ZONING: R-1 (ONE FAMILY DWELLING)
ENVIRONMENTAL
CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT NO. 88-101 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.
PROJECT
DESCRIPTION: A TENTATIVE TRACT MAP APPLICATION HAS BEEN
FILED TO SUBDIVIDE THE +50-ACRE SITE
INTO 196 SINGLE-FAMILY RESIDENTIAL LOTS
INTENDED FOR SALE, WITH A PUBLIC STREET
SYSTEM (REFER TO ATTACHMENT NO. 2).
NET DENSITY: 4.16 UNITS PER ACRE (NET ACREAGE=47.1
ACRES)
LOT SIZES: MINIMUM LOT SIZE = 7,200 SQUARE FEET (7200
SQUARE FOOT MINIMUM REQUIRED - SEE
CONDITIONS OF APPROVAL)
AVERAGE LOT SIZE _ + 7,200 SQUARE FEET
MAXIMUM LOT SIZE _ +10,000 SQUARE FEET
DRAINAGE
CONSIDERATIONS: ON -SITE RETENTION OF 100-YEAR STORM FLOW
REQUIRED TO BE PROVIDED
ON -SITE;
- 1 -
BJ/STAFFRPT.018
CIRCULATION: PUBLIC STREETS PROPOSED. A TEMPORARY
SALES ENTRY OFF MILES AVENUE IS PROPOSED
AND WILL BE CLOSED AT CONCLUSION OF MODEL
HOME EXHIBITION (REFER TO ATTACHMENT NO.
3). TWO PERMANENT ENTRANCES TO THE
SUBDIVISION WILL BE FROM DUNE PALMS ROAD.
THE ROAD SYSTEM ALLOWS FOR AN ACCESS LINK
TO FUTURE DEVELOPMENT WEST OF THIS
PROJECT. INTERNAL CIRCULATION CONSISTS OF
CUL-DE-SAC STREETS SERVED BY A COLLECTOR
STREET.
OFF-SIr E
CIRCULATION: MILES AVENUE - DESIGNATED AS A PRIMARY
ARTERIAL AT 110 FEET OF RIGHT-OF-WAY WITH
AN 18-FOOT-WIDE RAISED LANDSCAPED MEDIAN.
DUNE PALMS ROAD - DESIGNATED AS A
SECONDARY ARTERIAL AT 88 FEET TOTAL
RIGHT-OF-WAY.
ANALYSIS:
1. Environmental Considerations - Environmental Assessment
No. 88-101 considered the environmental impacts which
would be associated with development of Tentative Tract
23935. 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 - The Applicant has requested
temporary access off Miles Avenue to be terminated at the
conclusion of the proposed model home exhibition. (See
Attachment No. 3.)
Permanent access onto Miles Avenue could result in future
traffic hazards and congestion, therefore, none will be
permitted.
Permanent access for Tentative Tract 23935 will be taken
at two points off Dune Palms Road. The Applicant has
also allowed for an access link to the presently
undeveloped, land -locked properties to the west of this
subdivision.
The County Fire Marshal has indicated that this number of
access points is acceptable to that Department.
3. 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
2 -
BJ/STAFFRPT.018
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.
4. Parkland Dedications - Chapter 13.24, Article II, of
t:he La Quinta Municipal Code sets forth requirements for
parkland dedications (see Attachment No. 4). Based on
this Chapter, 1.72 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 Section.
5. 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 review prior to issuance of
building permits of house elevations and floor plans
regardless of whether the subdivision is developed by
individual lot builders or as a larger undertaking with
specific product types.
FINDINGS:
Findings for Tentative Tract Map No. 23935 can be found in the
attached Planning Commission Resolution 88-
RECOMMENDATION:
1. By adoption of attached Planning Planning Commission
Resolution, No. 88- , recommend to the City Council
concurrence with the environmental analysis, and approval
of Tentative Tract Map No. 23935, subject to the attached
conditions.
Attachments:
1. Vicinity Map
2. Tentative Tract Map 23935
3. Plan showing temporary access off Miles Avenue.
4. Parkland Dedication Ordinance
5. Resolution 88-
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BJ/STAFFRPT.018
ATTACHMENT No. 1
RIVERSIDE COUNTY
LA QUINTA
MILES AVENUE
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ATTACHMENT No. 2
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ATTACHMENT No.
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7,24,
ATTACHMENT No. 4
"__'T'0'ARTIICLE II. DEDICATION OF LAND AND PAYMENT
FOR PARK AND RECREATION PURPOSES
OF FEES
13.24.020 l►vthorit and ur se. This article is en-
acted pursuant to the aut oraty OF —Government Code Section
66177 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 seep or
parcel map. (Ord. 77 S2(part), 1985: county Ordinance 460
S10.27(A))
•—�- 00 13.24.030 Requirement . A. For residential
subdivisions o 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.
10 B. All dedications shall be equivalent to three acres
per one thousand population projected to inhabit said subdi-
vision. Al) fees shall be based on the average appraised
current market value of the undeveloped land in the subdivi-
Sion it
lationsshall bedetermined
Calcuulatedcby multiplying the3numbersoof
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
460 510.27(B))
-W 13.24.040 Use of land and/or fees.
dedicated for park oAll land to De
r recreational purposes shall be found
to be suitable by the commission and the appropriate recre-
ation agency, subject to council approval, ns,
parcel size and topography for the park. Park and as to locations,
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 $10.27(C))
---- 0 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 12003 and 21003.1. 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 52(part), 1985:
county OrdimmnPP asn can
PLANNING COMMISSION RESOLUTION NO. 88-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF AL QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
CUNCURRENCE WITH THE ENVIRONMENTAL
ANALYSIS AND APPROVAL OF TENTATIVE TRACT
NO. 23935 TO ALLOW THE CREATION OF A 196
LOT RESIDENTIAL SUBDIVISION ON A + 50
ACRE SITE.
CASE NO. TT 23935 - TOM NOBLE
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 22nd day of November, 1988,
hold a. duly -noticed Public Hearing to consider the request of
Tom Noble to subdivide 50+ acres into single --family
development lots for sale, generally located at the southwest
corner of Miles avenue and Dune Palms Road, more particularly
described as:
THE NORTHEAST QUARTER OF THE SOUTHWEST
QUARTER OF SECTION 20, TOWNSHIP 5, SOUTH
7 EAST, SAN BERNARDINO BASE AND MERIDIAN,
AS SHOWN BY THE UNITED STATES GOVERNMENT
SURVEY; EXCEPTING THEREFROM THE NORTHERLY
50 FEET AND THE EASTERLY 30 FEET FOR ROAD
PURPOSES:
AND
THE NORTHERLY 330 FEET OF THE SOUTHEAST
QUARTER OF THE SOUTHWEST QUARTER OF
SECTION 20. TOWNSHIP 5, SOUTH, RANGE 7
EAST, SAN BERNARDINO BASE AND MERIDIAN.
AS SHOWN BY UNITED STATES GOVERNMENT
SURVEY; EXCEPTING THEREFROM THE EASTERLY
30 FEET FOR ROAD PURPOSES.
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,
- 1 -
BJ/RESOPC.008
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. 23935, 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 northern to the southeastern and
southwestern 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. 23935
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.
il. 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. 23935
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. 23935, as
conditioned, provides for adequate maintenance of
the landscape buffer areas.
7. That the proposed Tentative Tract No. 23935, as
conditioned, provides storm water retention, park
facilities, and noise mitigation.
- 2 -
BJ/RES(DPC. 008
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;
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 recommend confirmation of the
Environmental Assessment No. 88-101, relative to
the environmental concerns for this tentative tract;
-1. That it does hereby recommend approval to the City
Council of the subject Tentative Tract Map No.
23935 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 22nd day of
November, 1988, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JOHN WALLING, CHAIRMAN
ATTEST:
MURREL CRUMP, PLANNING DIRECTOR
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BJ/RESOPC.008
PLANNING COMMISSION RESOLUTION NO. 88-
CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 23935
PROPOSED - NOVEMBER 22, 1988
A. GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map No. 23935 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
cr 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) Dune Palms Road 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
- 1 -
BJ/CONAPRVL.012
cross slope to centerline, plus joins. Dune Palms
Road shall be designed for ultimate grade from
Miles Avenue to Westward Ho Drive, and constructed
adjacent to Tract 23935, 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 23935, with a six-foot sidewalk and two -percent
slope. Cul-de-sacs, including "F" Street north of
"A" 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 "A", "C", "F" (south of "A" Street), "G"
and "H" 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, temporary road access may be provided off Miles Avenue
through to Street "F". This access shall be terminated
upon the completion of model complex use or at the end of
two years, whichever occurs first. Prior to expiration,
the Applicant/Developer may request extension from the
Planning Commission for continued use of the temporary
access. Primary access to the project will be off Dune
Palms Road. A drawing showing details of this proposed
temporary access point shall be submitted to the Planning
and Development Department and Engineering Department for
approval.
8. An encroachment permit for work in any abutting local
jurisdiction shall be secured prior to constructing or
joining improvements (i.e., City of Indio).
B. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP
APPROVAL.
9. 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..72 acres, as determined in accordance with said Section.
10. 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
- 2 -
BJ/CONAPRVL.012
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.
11. 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.
12. 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 Dune
Palms Road.
13. 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
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BJ/CONAPRVL.012
by the City, in the amount of $600 per acre of disturbed
land.
Grading and Drainage
14. 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.
15. 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.
16. 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.
17. Any earthwork on contiguous properties requires written
authorization from the owner(s) (slope easement) in a
form acceptable to the City Engineer.
18. Drainage retention basin(s) shall be designed to retain
the 100 year storm (24 hour) on -site within the basin
subject to the approval of the City Engineer. Retention
basin size shall be adequate to provide required
"storage" without use of street area for storage. Basin
in excess of six(6) foot water depth shall be fully
fenced (security) with lockable gate(s).
19. Owner shall execute and record a "Declaration of
Dedication" in a form acceptable to the City and offering
the dedication of drainage retention basin(s) to the City
for future acceptance and maintenance. In the interim,
the owners shall maintain the basin(s) and provide bond
assurance accordingly.
Traffic and Circulation
20. Applicant shall comply with the following requirements of
the Public Works Department:
4 -
BJ/CONAPRVL.012
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.
21. Applicant shall dedicate, with recordation of the tract
map, access rights to Males Avenue and Dune Palms Road
for all individual parcels which front or back-up to
those rights -of -way.
Tract Design
22. A minimum 20-foot landscaped setback shall be required
along Miles Avenue; a minimum 10-foot setback along Dune
Palms Road. 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. 12, unless an alternate method is
approved by the Planning and Development Department.
23. 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
24. Prior to issuance of any grading
shall submit to the Planning
an interim landscape program for
shall be for the purpose of wind
permits, the Applicant
and Development Department
the entire tract, which
erosion and dust control.
5 -
BV CONAPRVL.012
25. 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.
26. 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.
C. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE
ISSUANCE OF BUILDING PERMITS.
27. 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.
28. 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.
29. 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.
- 6 -
BJ/CONAPRVL.012
30. 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
31. If a specific dwelling product is envisioned 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 basic architectural standards shall
be included as part of the C.C. & R"s.
TRAFFIC AND CIRCULATION
32. The Applicant shall pay a proportionate share of all fees
necessary for signalization costs at the corner of Miles
Avenue and Dune Palms Road, as determined by the City
Engineer.
33. The termination point of the street shown as Lot "H" on
Exhibit A (Tentative Tract Map), shall be barricaded to
the satisfaction of the Public Works Department.
PUBLIC SERVICES AND UTILITIES
34. The Applicant shall comply with the requirements of the
City Fire Marshal.
35. 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.
36. 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 -
BJ/CONAPRVL.012
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: NOVEMBER 22, 1988
APPLICANT: T & S DEVELOPMENT, INC.
OWNER: WASHINGTON LA QUINTA CENTER, LIMITED
PARTNERSHIP
PROJEC"_: CHANGE OF ZONE NO. 88-036: REQUEST FOR A ZONE
CHANGE FROM R-3-4000 TO C-P-S FOR 55+ ACRES.
LOCATION: WEST OF ADAMS STREET, NORTH OF HIGHWAY 111,
APPROXIMATELY 600 FEET EAST OF WASHINGTON
STREET, AND SOUTH OF THE WHITEWATER STORM
CHANNEL.
GENERAL PLAN
DESIGNATION: MIXED -COMMERCIAL
EXISTING
ZONING: R-3-4000 (GENERAL RESIDENTIAL)
ENVIRONMENTAL
CONSIDERATION: ENVIRONMENTAL ASSESSMENT NO. 88-102 WAS
PREPARED FOR THIS APPLICATION. THE INITIAL
STUDY INDICATED THAT THE MASTER ENVIRONMENTAL
ASSESSMENT PREPARED FOR THE GENERAL PLAN
ADDRESSED ENVIRONMENTAL CONCERNS FOR THE
DESIGNATION OF THE SITE AS MIXED -COMMERCIAL.
BASED UPON THE MASTER ENVIRONMENTAL
ASSESSMENT, A NEGATIVE DECLARATION HAS BEEN
PREPARED.
PROJECT DESCRIPTION:
The Applicant is seeking a Change of Zone from R-3-4000 to
C-P-S. The Applicant has not submitted a development proposal
at this time.
ANALYSIS:
1. The proposed Change of Zone is consistent with the
General Plan Land Use Map which designates the site as
Mixed -Commercial.
2. Any future development will require a specific plan
application. This permits a detailed review of the
project.
- 1 -
BJ/STAFFRPT.020
3. Site access will be reviewed at time of a development
proposal. The General Plan policies dealing with access
location and requirements of Cal Trans will limit access.
4. Environmental Assessment No. 88-102 indicated that the
Change of Zone will not have any environmental impacts
not previously addressed in the General Plan Master
Environmental Assessment. Thereon, a Negative
Declaration has been prepared for adoption.
FINDINGS
The findings for the proposed Change of Zone can be found in
the attached Planning Commission Resolution No. 88-
RECOMMENDATION•
By adoption of the attached Planning Commission Resolution No.
88- recommend to the City Council concurrence with the
Environmental Analysis and approval of the Change of Zone No.
88-036 from R-3-4000 to C-P-S as per Exhibit "A1°.
Attachment: 1. General Plan Map
2. Zoning Map
3. Planning Commission Resolution 88-
_ 2 _
BJ/STAFFRPT.020
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GENERAL PLAN MAP
CASE' Nm
COMMERCIAL
MilIRO COYYERWAL
D3ce-- GENERAL COMMERCIAL
® COMMERCIAL PARK
® WATERCOYII8EIFL000 CONTROL
}a OPEN SPACE
�.f.,,� CITY LIMIT$
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5 � I
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R-248.000
ZONING MAP
NORTM
CASE No.
SCALE.
go
wV is
PLANNING COMMISSION RESOLUTION NO. 88-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
CONCURRENCE IN THE ENVIRONMENTAL
ASSESSMENT AND APPROVAL OF CHANGE OF ZONE
FROM R-3-4000 TO C-P-S.
CASE NO. CA 88-036 - T & S DEVELOPMENT, INC.
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 22nd day of November, 1988,
hold a. duly -noticed public hearing to consider the request of T
& S Development for a Change of Zone from R-3-4000 to C-P-S for
a 55 +-acre site, located west of Adams Street and north of
Highway 111, approximately 600 feet east of Washington Street,
and south of the Whitewater Channel, more particularly
described as follows:
A PORTION OF THE SOUTHWEST 1/4 OF THE
SOUTHEAST 1/4 OF SECTION 19 T.5.S., R7E
S.B.B.M. AND A :PORTION OF THE NORTHEAST
1/4 OF SECTION 30, T.S.S., R.7.E.,
S.B.B.M.
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
environment; and
WHEREAS, 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 recommendation for approval of said change of zone:
1. The proposed change of zone to C-P-S is consistent with
the goals and policies of the La Quinta General Plan.
2. The proposed C-P-S zoning is consistent with the existing
General Plan land use designation of Mixed -Commercial.
3. Approval of this proposal will not result in a
significant adverse impact on the environment.
4. A Master Environmental Assessment was prepared and
certified for the La Quanta General Plan.
1 -
BJ/RESOPC.010
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. 86-102, 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 22nd day of
November, 1988 by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JOHN WALLING, CHAIRMAN
ATTEST:
MURREL CRUMP, PLANNING DIRECTOR
- 2 -
BJ/RESOPC.010
t�
CHANGE OF ZONE #88-036 1
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: NOVEMBER 22, 1988
APPLICANT: CITY INITIATED
PROPOSAL: CASE NO. ZOA 88-006, AMENDMENT OF SPECIFIC
SECTIONS OF THE MUNICIPAL CODE (ZONING
ORDINANCE) TO PROVIDE FOR THE REGULATION OF
MAXIMUM BUILDING PAD HEIGHT AND REQUIREMENT
FOR RAIN GUTTER INSTALLATION ON CERTAIN
DWELLINGS IN THE SR ZONE.
BACKGROUND:
In September and October of this year the City Council again
discussed the subject of lot grading and pad heights in the
Cove area of the City. As an outgrowth of that conversation
the City Council directed Staff to schedule this hearing before
the Planning Commission to consider regulations for two
specific aspects of the overall issue.
DISCUSSION•
The first subject for Commission review is that of setting a
performance standard which establishes the maximum building pad
height for residential structures. Previous discussion of this
subject: noted that the City regulates the minimum height at
which a building pad may be established, to satisfy
requirements of the Uniform Building Code (related to property
drainage), and to meet Federal Insurance Program criteria for
development in flood prone areas (height above flood waters),
but that a maximum limit to the creation of a pad had not been
set by City ordinance. The issue here being that an
excessively high building pad exaggerates what could already be
a questionable relationship between adjacent buildings and lots.
This subject may be addressed by insertion of a new section in
the "General Use Regulation" chapter of the Zoning Ordinance,
as follows:
9.156.185. Maximum Building Pad Height -
Residential Structures. The maximum
building pad height and resultant lot grading
for residential districts shall be no higher
than necessary to achieve: a to gradient
from the rear of the lot to the lowest street
(frontage); or, a to gradient from the pad to
any other approved drainage way; and minimum
height above flood waters as may be
established in flood hazard areas.
- 1 -
BJ/STAFFRPT.021
Identification of the second subject resulted from concern for
minimum side yard separations in the Cove and the action of
rain water on roofs spilling over to lower adjacent properties,
as well as, basic conveyance of waters to the street. This led
Council. to a discussion of the requirement for installation of
rain gutters (in certain instances) on new Cove single family
dwellings.
For this purpose, the "Building Development Standards" section
of the SR Zone may be expanded to cite the following provision:
9.42.060. Building Development Standards. Add new
subparagraph"G":
G. The eve end of all dwelling roofs which run parallel
with interior side property lines, measuring a distance
of five feet or less from the common property line, shall
be equipped with a rain gutter, and down spout directed
to an approved drainageway.
These matters are now before the Planning Commission for
deliberation and further recommendation to the City Council. A
public hearing has been noticed for this purpose.
ENVIRONMENTAL ANALYSIS:
In connection with the Zoning Ordinance Amendment items now
before the Commission, Staff has prepared Environmental
Assessment NO. 88-105, which concludes that the subject
amendments would not result in a significant adverse impact on
the environment and that a Negative Declaration should be filed.
COMMISSION ACTION:
As this matter is a public hearing, the Commission should take
any testimony offered, and forward their recommendation back to
the City Council. A draft resolution has been provided to
record the Commission action.
Attachment: 1. Draft Planning Commission Resolution
2 -
BJ/STAFFRPT.021
PLANNING COMMISSION RESOLUTION NO. 88-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
ANNOUNCING FINDINGS AND RECOMMENDING
AMENDMENT OF SPECIFIC SECTIONS OF THE
MUNICIPAL CODE (ZONING ORDINANCE).
CASE NO. ZOA 88-006
WHEREAS, the Planning Commission of the City of La
Quinta, California, did on the 22nd day of November, 1988, hold
a duly noticed Public Hearing to consider a City initiated
Amendment to the Municipal Code (Zoning Ordinance), specifying
criteria for maximum residential building pad heights, and
requiring the use of rain gutters (in certain instances) for
new dwelling construction in the Special Residential Single
Family (SR) Zone.
WHEREAS, said Text
requirements of "The Rules to
Environmental Quality Act of
Resolution No. 82-213, adopted
Quinta Ordinance No. 5), in
determined after initial study
88-105) that the project will
impact on the environment and
should be filed.
WHEREAS, at said
and considering all testimony
persons desiring to be heard,
that the following facts exist
Text Amendment.
Amendment has complied with the
Implement the California
1970" (County of Riverside,
by reference in City of La
that the Planning Director has
(Environment Assessment No.
not have a significant adverse
that a Negative Declaration
public hearing and upon hearing
and arguments of all interested
said Planning Commission did find
to justify this approval of said
1. The Text Amendments to the Municipal Code are consistent
with the La Quinta General Plan.
2. Approval of the Amendments will not result in any
significant adverse environmental impacts.
3. The Amendments provide
existing single family
incorporated.
for development compatibility with
homes built before the City
4. The Amendments provide better collection of rain water
and transportation to acceptable stormwater facilities.
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;
- 1 -
BJ/RESOPC.011
2. That it does hereby confirm the conclusion of
Environmental Assessment No. 88-105, in that the approval
of these zoning text amendments will not result in a
significant adverse impact on the environment, and that a
Negative Declaration is appropriate for filing;
3. That the Planning Commission does hereby recommend to the
City Council approval of Zoning Ordinance Amendment No.
88-006 as contained in Exhibit "A" attached hereto.
PASSED, APPROVED and ADOPTED at a regular meeting
of the: La Quint& Planning Commission, held on this 22nd day of
November, 1988 by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JOHN WALLING, CHAIRMAN
ATTEST:
MURREL CRUMP, PLANNING DIRECTOR
2 -
BJ/RESOPC.011
PLANNING COMMISSION
RESOLUTION NO. 88-
EXHIBIT "A"
Amend Municipal Code (Zoning Ordinance) Chapter 9.156 by adding
thereto the following new section:
9.156.185. Maximum Building Pad Height - Residential
Structures. The maximum building pad height and
resultant lot grading for residential districts shall be
no higher than necessary to achieve: a to gradient from
the rear of the lot to the lowest street (frontage); or,
a. to gradient from the pad to any other approved drainage
way; and minimum height above flood waters as may be
established in flood hazard areas.
Amend Municipal Code (Zoning Ordinance) Section 9.42.060., by
adding thereto new subparagraph "G" to the Building Development
Standards, as follows:
G. The eve end of all dwelling roofs which run parallel
with interior side property lines, measuring a distance
of five feet or less from the common property line, shall
be equipped with a rain gutter, and down spout directed
to an approved drainageway.
3 -
BJ/RESOPC.011
MINUTES
PLANNING COMMISSION - CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-105 Calle Estado, La Quinta, California
November 8, 1988
I. CALL TO ORDER
A. The meeting was called to
Chairman Walling. The
Commissioner Zelles.
II. ROLL CALL
7:00 p.m.
order at 7:01 P.M. by
Flag Salute was led by
A. Chairman Walling requested the roll call.
Present: Commissioners Steding, Zelles, Moran,
Commissioner Bund, and Chairman Walling.
13.
Staff Present: Planning Director Murrel Crump,
Principal Planner Jerry Herman.
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 October 25, 1988, with an amendment to
the recording of Fire Marshal Dawson's comments,
and with regard to Tentative Tract 22982,
Commissioner Moran's remarks concerning the
appraisal of the land for park in -lieu fee
calculation. Unanimously approved as corrected.
VI.
BUSINESS ITEMS
Chairman Walling brought Business Item A before the
Commission at this time. The Business Item was as
follows:
i�. Tentative Tract #21123, Landmark Land Company; a
request for a second time extension. The tract is
generally west of Washington Street south of Avenue
50.
1. Planning Director Murrel Crump presented the
information contained in the Staff Report, a
- 1 -
BJ/MIN:Ll/08.DFT
MINUTES .s Fj
PLANNING COMMISSION - CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-105 Calle Estado, La Quinta, California
November 8, 1988
I.
II.
IV.
V.
VI.
CALL TO ORDER
A. The meeting was called to
Chairman Walling. The
Commissioner Zelles.
T)nr.r. rar.r.
7:00 p.m.
order at 7:01 P.M. by
Flag Salute was led by
A. Chairman Walling requested the roll call.
Present: Commissioners Steding, Zelles, Moran,
Commissioner Bund, and Chairman Walling.
B. Staff Present: Planning Director Murrel Crump,
Principal Planner Jerry Herman.
PUBLIC HEARINGS - None
PUBLIC COMMENT - No one wished to address the
Commission.
CONSENT CALENDAR
A motion was made by Commissioner Steding and
seconded by Commissioner Moran to approve the
minutes of October 25, 1988, with an amendment to
the recording of Fire Marshal Dawson's comments,
and with regard to Tentative Tract 22982,
Commissioner Moran's remarks concerning the
appraisal of the land for park in -lieu fee
calculation. Unanimously approved as corrected.
BUSINESS ITEMS
Chairman Walling brought Business Item A before the
Commission at this time. The Business Item was as
follows:
A. Tentative Tract #21123, Landmark Land Company; a
request for a second time extension. The tract is
generally west of Washington Street south of Avenue
50.
1. Planning Director Murrel Crump presented the
information contained in the Staff Report, a
- 1 -
BJ/MIlvll/08.DFT DRAF�7
copy of which is on file in the Planning and
Development Department.
2. Following discussion, a motion was made by
Commissioner Zelles and seconded by
Commissioner Steding to adopt Planning
Commission Resolution No. 88-025,
recommending to the City Council approval of
a second one-year extension of time for
Tentative Tract No. 21123, subject to
conditions as revised. Unanimously approved.
Chairman Walling introduced Business Item B to the
Commission. The Item was as follows:
13. A Sign Program for the building located at 78-035
and 78-039 Calle Estado. The owners Charles and
Marie Bellows. A request by an individual tenant
for signage.
1. Planning Director Murrel Crump presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. Following discussion by the Commission,
Jeffrey Quint, the tenant for 78-039 Calle
Estado presented pictures and comments in
regard to his proposed sign.
3. Chairman Walling opened the discussion to the
public. The following spoke in regard to the
request:
Rupert Yessian, 78-023 Calle Estado
Sam Becker, 78-222 Calle Fortuna
June Hogan, 78-080 Calle Estado
Howard Nelson, 78-035 Calle Estado
4. Following further discussion, Commissioner
Steding moved: 1.) That a letter be sent to
the owners of the building advising them to
develop a sign program for this property,
which is not only consistent with the Sign
Ordinance of the City, but is also in keeping
with the ambiance of the Village at La Quinta
(to apply to all future tenants); and, 2.)
That the proposed sign for Vino Cafe be
approved, as it appears to be consistent with
the signage of the remainder of the street
and, at least, the ambiance of the Village at
La Quinta. Commission Moran seconded the
motion. Unanimously approved.
2 -
BJ/MIN:L 1 / 0 8 . DFT
Chairman Walling introduced Business Item C to the
Commission at this time.
C. Exterior Building modifications for Chez Monique,
(Monique Jean Piere, owner), located at 78-021 La
Fonda. A request for various modification to the
existing building exterior.
1. Planning Director Murrel Crump presented the
Staff Report, a copy of which is on file in
the Planning and Development Department.
2. Following discussion by the Commissioners,
Commissioner Moran moved that the request for
modification, be continued to give the
Applicant an opportunity to redesign the
modifications and to provide a more
integrated architectural approach and to
provide a sample pointing of the proposed
color change. Unanimously approved.
VII. OTHER - None
VIII. ADJOURNMENT
A motion was made by Commissioner Steding and
seconded by Commissioner Bund to adjourn to a
regular meeting on November 22, 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 7:59 P.M.,
November 8, 1988.
- 3 -
BJ/MIN11/08.DFT
MEMORANDUM
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM: PLANNING AND DEVELOPMENT DEPARTMENT
DATE: NOVEMBER 22, 1988
SUBJECT: GENERAL PLAN AMENDMENTS STEMMING FROM THE
CITY-WIDE ANALYSIS OF MEDIUM AND HIGH DENSITY
RESIDENTIAL LAND USES.
BACKGROUND:
On September 19th, the City
on the City-wide Analysis of
Uses. A Staff presentation
Council. Study Session, October
by direction to Staff.
DIRECTION TO STAFF:
Council received the Staff report
Medium and High Density Land
was scheduled and held at the City
17th, followed the next evening
The City Council directed Staff to present the options
available to the Planning Commission and request from the
Planning Commission a recommendation as to the exact content of
a General Plan Amendment. The Council appeared to support
"Scenario #3" except that they suggested the following thoughts:
1. The portion of Scenario #3 dealing with land uses within
the Highway 111 Corridor should be postponed until the
Highway 111 Specific Plan is available for discussion in
its entirety. However, some policy changes should be
considered, such as removing the 70/30 split and setting
up the "nonresidential zone".
2. The area north of the Whitewater Wash should be
considered as proposed, except that the Spanos General
Plan Amendment should be also considered in the same time
frame, and one recommendation formulated which works out
a consistent treatment of the area.
3. 'The proposed changes in the area of the Village were
supportable except that the High Density area along
'Tampico (north of the Park) should be omitted from
present consideration so that it could be included in a
later study of converting that area to commercial land
uses as a part of the Village Commercial Plan and Zoning.
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BJ/MEMOTB.031
PROCEDURAL CONSIDERATIONS:
The evening that the High Density Study was presented and
discussed by Council, two members of Council were absent. The
consensus of opinion from Council was not clear. Now that the
election has placed two new members on the Council and a new
Mayor, it may be worth while to "check signals" with the
Council. before initiating the long and costly process of
amending the General Plan.
The procedure being suggested would differ from your normal
General. Plan process in that after formulating the content of
the General Plan Amendment, the GPA would be carried by Staff
to the Council for review and comment. In this way, new
Council members would be apprised of the General Plan
Amendments being considered. The new dynamics of the Council
could at the same time, provide whatever guidance to Staff and
the Planning Commission which may allow fine-tuning of the
General_ Plan Amendment early in the process.
POSSIBLE SCOPE OF THE GENERAL PLAN AMENDMENT:
1. The residential densities designated in the General Plan
are further refined from four categories into five
categories by breaking High Density into two levels*:
o Very Low Density 0 - 2 du/ac
o Low Density 2 - 4 du/ac
o Medium Density 4 - 8 du/ac
o *Medium High Density 8 - 12 du/ac
o *High Density 12 - 16 du/ac
This refinement would permit a more precise control of
J.mpacts and compatibility among residential land uses.
2. North Sector: (Refer to Map)
A. Redesignate from Medium Density to Low Density
1.) North of Miles, except for the property
fronting on Washington.
2.) South of Miles, except for the property
fronting on Washington or along the
Whitewater Wash, or in the southwest 1/4 of
the southwest 1/4 of Section 20.
13. Redesignate from High to Medium those areas along
the Whitewater Wash down to the line along the
northwest 1/4 of the northwest 1/4 of Section 29
(the remainder to the east to be Low Density).
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BJ/MEMOTB.031
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C. Redesignate from High to Low Density, the area
along the Whitewater Wash south of Westward Ho,
west of Dune Palms.
D. A small area of commercial is designated on the
General Plan for the southeast corner of Fred
Waring at Washington. The area is neither large
enough, nor does it have feasible access potential
for commercial use. Moreover, the introduction of
such a commercial use anywhere in the Washington
Corridor north of the Whitewater Wash would lead to
the strip commercialization of both the La Quinta
and the Indian Wells portions of the Corridor,
thereby impacting the Image Corridor value of this
important approach to La Quinta. Therefore, this
small area of commercial land use is to be
redesignated to Medium Density residential,
consistent with its neighboring parcel.
3. Village Area: (Refer to Map)
A. Redesignate the north west corner of Washington and
Tampico from High Density to Medium Density
Residential.
13. Redesignate the area north of the Desert Club
(south of the new alignment of Avenue 52, east of
Bermudas) from High Density to Medium Density.
C. Redesignate the area east of Eisenhower, south of
the Bear Creek Channel, north of Tampico from High
Density to Medium High Density.
D. Create a new land use designation to be called
"Major Community Facilities".
E. Redesignate the southwest corner of Tampico at
Washington from Medium and High Density residential
to "Major Community Facilities" for the site of the
La Quinta Civic Center.
4. Highway 111: (Refer to Map)
A. Amend the General Plan text containing references
to the Highway 111 area by including a
"Nonresidential Zone" along Highway 111 from the
north side of Whitewater Wash to 660 feet south of
Highway 111 (plus down to within 330 feet of Avenue
47 in Section 30) except for the area west of
Washington Street on south side of Highway 111
behind Plaza La Quinta.
3 -
BJ /MEM(DTB . 0 31
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Li LOW DENSITY (up to 4/ac)
• L:J MEDIUM DENSITY (4-8/ac)
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=-HIGH DENSITY (12-16/ac)'
MAJOR COMMUNITY FACILITIES
Land along Highway 111 is believed to be too valuable to the
City for eventual commercial development to be used in the near
term for residential land uses. In addition, noise contours
for Highway 111 suggest that significant structural protection
would be necessary to render nearby residential development
habitable. The eastern portion of the Highway 111 corridor is
also .subject to some flooding potential. For these reasons,
residential land uses near Highway 111 are generally not
appropriate. Specifically, (in the areas described)
residential
development as the primary land use should not be
permitted. Any incidental residential uses proposed in these
areas must:
1.. Be a part of a larger mixed -use project; and,
2.. Be a very small percentage of the total project
square footage; and,
3. Be well integrated into the larger development
(i.e., not a separate use); and,
41. Serve a legitimate necessary purpose for the
development, such as employee housing; and,
5. Have a high ratio of affordability; and,
El. Be subject to specific approval by the City.
Except for integrated mixed -use developments, residential
uses should be located at least 660 feet south of Highway
1.11 and generally along and/or south of Avenue 47 in
��ection 30.
To make clear the policy of the City reserving the
immediate Highway 111 Corridor for commercial
development, a "nonresidential area" should be
established along Highway 111. The guiding principle
would be that commercial uses may displace residential
uses within the Highway 111 Corridor, but residential
shall not displace commercial.
A. Amend the text of the General Plan discussion of
the Mixed -Use Commercial land use to remove the 70%
commercial - 30% residential split permissible on
parcels exceeding 20 acres. Permit residential in
portions of the Highway 111 Corridor outside of the
nonresidential zone up to 100% of the project on
properties exceeding five acres.
5. Other Amendments:
Al. To the extent that the Spanos General Plan
Amendment application is accepted, incorporate and
make compatible the changes with the other
Amendments considered.
4 -
BJ/MEMC)TB . 0 31
B. Redesignate the elementary and middle -school site
and the sports complex on Avenue 50 adjacent to the
La Quinta Evacuation Channel from Low Density
Residential to the newly created land use
designation of "Major Community Facilities".
RECOMME;NDATION
Consider the General Plan Amendments as presented. Discuss the
points and their merits at the study session on November 14th.
At the: regular session on November 15th, the matter will be on
the agenda. By minute motion, adopt a recommendation to the
City Council conveying the content of the General Plan
Amendment as proposed (or as amended).
5 -
BJ/MEMOTB.031
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: NOVEMBER 22, 1988
APPLICANT: WILLIAM G. YOUNG - CRYSTAL CANYON OF LA
QUINTA (A.K.A., THE HERITAGE CLUB)
OWNER: CRYSTAL CANYON OF LA QUINTA
LOCATION: SOUTHEAST CORNER OF AVENIDA BERMUDAS AND
AVENUE 52 (SEE ATTACHMENT #1)
PROPOSAL: FIRST EXTENSION OF TIME FOR TENTATIVE
TRACT 21880, (THE HERITAGE CLUB)
SUBDIVIDING 417 ACRES OF A 731-ACRE SITE
INTO 340 LOTS FOR 330 SINGLE FAMILY
RESIDENCES, AN 18-HOLE GOLF COURSE AND
APPURTENANT FACILITIES, WITH THE REMAINDER
OF THE SITE IN NATURAL, MOUNTAINOUS, OPEN
SPACE.
GENERA: PLAN: LOW DENSITY RESIDENTIAL (2-4 DWELLING
UNITS PER ACRE); OPEN SPACE AND
WATERCOURSE/FLOOD CONTROL.
ZONING: R-2*-20,000 (MULTIPLE FAMILY RESIDENTIAL,
1200 SQ. FT. MINIMUM DWELLING SIZE, 20,000
SQ. FT. NET LOT AREA PER DWELLING
UNIT);R-1*++-10,000 (ONE FAMILY DWELLING,
1200 SQ. FT. MINIMUM DWELLING SIZE, 10,000
SQ. FT. MINIMUM LOT AREA); N-A* (NATURAL
ASSETS, 1200 SQ. FT. MINIMUM DWELLING
SIZE).
ENVIRONMENTAL
ASSESSMENT: TENTATIVE TRACT MAP EXTENSIONS ARE EXEMPT
FROM ENVIRONMENTAL REVIEW UNDER CEQA. A
NEGATIVE DECLARATION WAS PREVIOUSLY
ADOPTED IN ASSOCIATION WITH THE ORIGINAL
PROJECT APPROVAL.
PROJECT DESCRIPTION:
The current approval is for a subdivision of a 417-acre portion
of a total 731-acre site,, into 330 single family lots, with
additional lots for golf course, clubhouse, landscaping and
other associated uses, including one 314-acre natural,
mountainous open space lot (see Attachment #2). Overall
density of the project is 0.8 units per acre.
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BJ/STAFFRPT.019
PROJECT BACKGROUND:
Tentative Tract #21880 was approved by the Planning Commission
on September 9, 1986, and by City Council on October 7, 1986.
Some activity relative to stormwater/drainage improvements has
occurred over portions of the site to date, primarily relative
to construction of the east portion of the La Quinta Stormwater
Control project. Some final map checking had also been
initiated in late 1986, but none of those activities were ever
fully carried through, due to a variety of reasons.
REQUEST:
The request is to extend the time in which to file a final map
to October 7, 1989. The tentative map approval currently
expires on December 6, 1988.
ANALYSIS:
1. This map is directly related to several other approvals:
A. Specific Plan #85-006 (Oak Tree West) - Staff is
currently in the process of reviewing conditions
which would address the request for extension of
this approval as well.
B. Street Vacation #85-007 "All and "B" - Vacation of
existing right-of-way for Avenue 52.
C. Specific Plan #85-005 "A"" and "B" - Specific Plan
for the realignment of Avenue 52.
2. ,After review of these related approvals, it has been
concluded that most of the inter -related requirements
:have not yet been satisfied. Therefore, revisions to any
technically oriented conditions of the subject tentative
map have been limited to consistency with current
policies/standards.
3. 'The following recommended revisions to the Tentative
Tract Map approval conditions are as follows (changes to
original conditions underlined):
A. Revise existing Condition #2 as follows:
112. 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."
- 2 -
BJ/STAFFRPT.019
This updates the existing condition as it relates
to future time extension allowances under the
California State Government Code (Subdivision Map
Act).
B. Revise existing Conditions # 3, 8, 16, 17, 21,
28.b., 29, 32, 33, 38, 41 to reflect "Planning and
Development Department".
C. Revise existing Condition #4 as follows:
114. Add "Imperial Irrigation District (b)" to
listing of agencies. This allows deletion of
existing Condition #26.
D. Existing Condition #5 reads as follows:
"5. This approval shall be in compliance with all
conditions and applicable provisions of
Specific Plan Nos. 85-005A and 85-005B,
Street Vacation Nos. 85-007A and 85-007B, and
the Washington Street corridor Specific Plan."
Revise this condition to read as follows:
"This approval shall be in compliance with all
applicable conditions and applicable provisions
of Specific Plan Nos. 85-005A and 85-005B, Street
Vacation Nos. 85-007A and 85-007B, the Washington
Street Corridor Specific Plan."
E. Eliminate existing Condition #8.a. which relates to
an already approved tree retention program.
F. Modify existing Condition #17 to reference new
Condition #5.
G. Eliminate existing Condition #19.e. which relates
to requiring plot plan review for each dwelling
unit. Other condition revisions address this
subject.
H. Eliminate existing Condition #26, relating to
Imperial Irrigation District.
I. Eliminate existing Condition #28•a•, as a school
mitigation agreement is on file, and renumber
#28.b. as 28.A.
3 -
BJ/STA.FFRPT.019
J. Existing Condition #34 reads as follows:
1134. The existing trees on the site shall be
incorporated into the design wherever
feasible. Prior to submittal of plans for
final map check, the Applicant shall submit a
tree retention plan for review and approval
by the Planning Department."
Revise this condition as follows (new #33):
1133. The existing trees on the site shall be
incorporated into the design wherever
feasible. All grading, construction and
related operations for this project shall be
in compliance with the approval for tree
retention, dated 11/18/86."
This change reflects an existing approval for a
tree retention program.
F:. Existing Condition #36 reads as follows:
"36. Plot Plan approval shall be secured prior to
establishing any construction facilities,
sales facilities, and signs on the subject
property."
Revise as follows (new #35):
1135. Appropriate approvals shall be secured
prior to establishing any construction or
sales facilities, and/or signs on the
subject property.
:G. Consolidate existing Conditions 38 and 39 into one,
as both relate to archeological impact mitigation
(new #37).
M. Renumber and "clean-up" remaining conditions as
appropriate (includes spelling, and other
Department or condition references, etc.).
4. Due to the complex "intertwining" of the various
approvals and the nature of the project, an extension of
time appears warranted in order to continue and complete
on -going efforts to facilitate allowing the project to be
realized.
FINDINGS:
The attached Planning Commission Resolution #88- contains
the findings for this proposal.
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BJ/STAFFRPT.019
RECOMMENDATIONS:
Adopt Planning Commission Resolution #88- recommending to
the City Council a one --year extension of time for Tentative
Tract #21880 to October 7, 1989, with conditions as revised.
Attachments: 1. Location/Vicinity Map
2. Approved Tentative Tract #21880
3. Existing Conditions of Approval
4. Planning Commission Resolution #88-
with revised conditions.
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BJ/STAFFRPT.019
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ATTACHMENT -*2: TT 21880, EXTENSION *1 . ......
APPROVED TENTATIVE MAP
ATTACHMENT *3:
APPROVED CONDITIC
CONDITIONS OF APPROVAL - THE HERITAGE CLUB
TENTATIVE TRACT MAP NO. 21880
OCTOBER 7, 1986
General
1. Tentative Tract Map No. 21880 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 thl
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. Tract phasing plans, including phasing of public improvements,
shall be submitted for review and approval by the City Engineer
and the Planning Department.
4. Prior to the issuance of a grading (a) or building (b) permit for
construction of any building or use contemplated by this approval,
the Applicant shall obtain permits and/or clearances from the
following public agencies:
- City Fire Marshal (a)
- City Engineer (a,b)
- Planning Department (a,b)
- Riverside Co. Environmental Health Dept. (b)
- Desert Sands Unified School District (b)
-• Coachella Valley Water District (a,b)
Evidence of said permits or clearances from the above mentioned
agencies shall be presented to the Building Department at the time
of the application for a building permit for the use contemplated
herewith.
5. This approval shall be in compliance with all conditions and
applicable provisions of Specific Plan Nos. 85-005A and 85-005B,
Street Vacation Nos. 85-007A and 85-007B, and the Washington
Street Corridor Specific Plan.
Grading and Drainage
6. 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.
7. The Applicant shall have prepared a grading plan that is prepared
by a Registered Civil Engineer, who will be required to certify
that the constructed conditions at the rough grade state are as
per the approved plans and grading permit. This is required prior
CONDITIONS OF APPROVAL - TTM 21880
October 7, 1986
Page 2.
to issuance of building permits. Certification at the final grad(
stage and verification of pad elevations is also required prior tc
final approval of grading construction.
8. Prior to issuance of grading permits, the Applicant shall submit
to the Planning Department the following detailed components of
the! grading plan for review and approval:
a. Design of golf holes No. 4 and 5, which shall incorporate to
the extent feasible, the retention of the existing sandy wash
area and the existing Palo Verde trees.
b. Design of the area of R-1 zoned lots shall incorporate natural
elements and any necessary specialized grading techniques
and design features to minimize potential adverse effects of
hillside grading and of views from the exterior of the
project.
9. A thorough preliminary engineering geological and soils engineer-
ing 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.
Pursuant to Section 11568 of the Business and Professions Code,
the soils report certification shall be indicated on the final
subdivision map.
10. Applicant shall comply with provisions of the Master Plan of
Drainage, including payment of fees required therewith, and the
City's flood protection ordinance. Drainage disposal facilities
shall be provided as required by the City Engineer. Drainage
facilities along 52nd Avenue shall be constructed and drainage
easements dedicated as required by the City Engineer.
Traffic and Circulation
11. Applicant shall comply with the following requirements of the
City Engineer:
a. The Applicant shall dedicate all necessary public street and
utility easements as required by the City Engineer.
(1) 52nd Avenue:
(a) 110' total right-of-way from west project boundary
to 400' west of Washington Street.
(b) 120' total right-of-way from 400' west of Washingtor
to east project boundary.
CONDITIONS OF APPROVAL --• TTM 21880
October 7, 1986
Page 3.
(c) Intersection at Washington Street as required by th
City Engineer.
(2) Avenida Bermudas: 50' half -street right -of -•way.
(3) Washington Street: Intersection at 52nd Avenue as
required by City Engineer.
b. That the Applicant shall construct street improvements to the
requirements of the City Engineer and the La Quinta Municipal
Code (LQMC).
(1) 52nd Avenue: Full width, plus a minimum of two lanes
from the west project boundary to Avenida Bermudas. If
improvements from the west project boundary to Avenida
Bermudas have been installed by others, the Applicant/
Subdivider shall be relieved of this condition; but, if
the Applicant/Subdivider installs said improvements as a
part of this tract, he shall be eligible for reimburse-
ment of construction costs consistent with any City
policy or program in existence at that time.
(2) Avenida Bermudas: Half -width.
(3) Private Streets: As set forth herein..
c. That the Applicant shall have prepared street improvement
plans (for public and private streets) 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 LQMC (3" AC over 4" Class 2 Base Minimum for Residential
Streets). Street design shall take into account the subgrade
soil strength, the anticipated traffic loading, and street
design life.
d. All utilities will be installed and trenches compacted to the
City's standards prior to construction of any streets. The
soils engineer shall provide the necessary compaction test
reports for review by the City Engineer.
12. Applicant shall dedicate vehicle access rights, except at street
intersections, to 52nd Avenue and Avenida Bermudas.
13. Applicant shall install traffic signal at Washington Street and
52nd Avenue.
CONDITIONS OF APPROVAL - TTM 21880
October 7, 1986
Page 4.
14. Applicant shall comply with the following requirements for priva
street improvements:
a. "A" Street shall be aligned to connect to the new precise
centerline of Washington Street.
b. Tract entry streets shall provide two entrance and two exit
lanes with a minimum 24-foot each way.
c. The width of all interior streets, which have units along
both sides of the roadway, excluding cul-de-sacs, shall have
a minimum pavement width of 361.
15. Applicant shall provide a bicycle/pedestrian link between 52nd
Avenue and Avenida Nuestra near Calle Rondo.
Tract and Building Design
16. Development of the project site shall comply with Exhibit A, as
contained in the Planning Department's file for Tentative Tract
No. 21880, and the following conditions, which conditions shall
take precedence in the event of any conflict with the provisions
of the tentative tract map.
17. A minimum 20' landscaped setback shall be required along 52nd
Avenue and Avenida Bermudas. Design of these setbacks shall be
approved by the Planning Commission and shall be consistent with
the 52nd Avenue Specific Plan.
a. The minimum setback may be modified to an "average" if a
meandering or curvilinear wall design is used.
b. The setback area shall be established as a separate common
lot and be maintained as set forth in Condition No. 17(c),
unless an alternative method is approved by the Planning
Department.
c. A Landscape Maintenance and Lighting District shall be formes
to maintain medians on 52nd Avenue and landscape and wall
improvements on the northerly side of 52nd. Applicant shall
establish, through its Homeowners Association, provisions to
maintain the parking and setback areas along the south side
of 52nd and the east side of Bermudas contiguous to the
project. These provisions shall allow the City to take over
maintenance if not adequately performed.
CONDITIONS OF APPROVAL - TTM 21880
October 7, 1986
Page 5.
d. The Applicant is encouraged to minimize steep slope designs
within the perimeter landscaping setback areas along 52nd
Avenue and Avenida Bermudas. In no case shall these areas
have slopes or berming in excess of 33 percent as measured
from the top of the crown of the street elevation.
18. This approval authorizes the construction of a golf clubhouse,
tennis building with tennis courts, gatehouses, and a maintenanc
facility at the general locations shown on Exhibit A, as amended
by these conditions. These buildings' specific locations, desig.
height, and size shall be subject to separate plot plan approval
by the Planning Commission.
19. The development of custom, single-family lots shall be governed
b,y the following:
a. The Applicant shall establish a Design Review Committee to
review and approve all development within Tentative Tract
No. 21880. The main objectives of this Committee shall be
to assure that building architecture, building materials
and colors, building height and setbacks, and landscape
design follow appropriate design themes throughout the tract.
b. Applicant shall establish within the CC&R'-s site design
standards appropriate to estate and villa lots, including bui
not limited to, front, side and rear setbacks, lot coverage,
etc. Standards shall be reviewed by the Planning Department
as part of its review of the CC&R's, but be no less restric-
tive than the R-1 or R-2 Zone standards, as appropriate.
c. Prior to issuance of an occupancy permit for any house within
Tentative Tract No. 21880, landscaping/groundcover shall be
installed and appropriately maintained. Type of planting,
method of installation, and maintenance techniques shall be
subject to plan approval by the Planning Department.
d. All roof -mounted equipment shall be screened from view at all
sides by design of the house. All ground -mounted mechanical
equipment shall be screened from view by methods approved by
the Planning Department.
e. All housing development within Tentative Tract No. 21880 shal
require approval of a plot plan, pursuant to Section 18.30 of
the Municipal Land Use Ordinance, prior to issuance of a
building permit(s), or such other processing requirement as
may be in effect at the time of development.
CONDITIONS OF APPROVAL - TTM 21880
October 7, 1986
Page 6
f. No two-story units shall be allowed on a lot an
which is within 200, of 52nd Avenue, Avenida Be mudas,00rof
common property lines with the Desert Club of La
ta. No
two-story units shall be allowed within the R-1 Zoned
of the site unless appropriate zoning changes are a
PProvedoved.
20. Provision shall be made for a significant viewing op
portunit
both sides of the main project entrance at 52nd and Washingtonon
through the use of landscaping, lakes, fence design and
setbacks. Provision shall also be made on Avenida Bermudas
near both intersections of "I" Street with "C" Street and give
consideration to the former site of the maintenance building
(Revision #1) located at the northwest corner of the
proj
(the area generally lying south of the existing 52nd Avenuet site
alignment and east of Avenida Bermudas) for extensive wall
setback and landscaping to enhance views, but open fencing shall
not be required.
21. Any minor changes in lot mix, or size, lot lines or shapes, or
street alignments, shall be approved by the Planning Department.
P ment.
Pu_ blic Services and Utilities
22. The! Applicant shall comply with the requirement
s fCit
Marshal, who may approve alternate means of complianceewhere Fire
deemed appropriate and equivalent to these standards:
a. Install Super fire hydrants
located no less than 25 feet fromxld
any buiinanor2more�,th
165 feet from any lot frontage. Hydrants shall be spaced
more than 330 feet apart as measured along approved vehicular
travelways. Minimum fire flow shall be 2500 GPM for
two -hour's duration at 20 PSI.
b. Cul-de-sacs longer than 150 feet shall have a minimum turning
diameter of 90 feet. Cul-de-sacs shall be no longer than 550
feet unless provided with an approved emergency alternate
access or other appropriate fire protection approved by the
C. Applicant/Developer shall furnish two (2) copies of the water
system plans to the fire department for review. Plans shall
conform to fire hydrant types, location and spacing, and, the
system shall meet the fire flow requirements. Plans shall be
signed/approved by a Registered Civil Engineer and the local
water company with the following certification: "I certify
that the design of the water system is in accordance with the
requirements prescribed by the Riverside County Fire
Department."
CONDITIONS OF APPROVAL - TTM 21880
October 7, 1986
p Page 7
d. Prior to arrival of combustible materials on the site, the
above conditions (a and b) must be operating.
e. Interior street widths shall be a minimum of 36 feet.
23. The Applicant shall comply with the requirements of the Coachel]
Valley Water District (CVWD) as follows:
a. The water and sewage disposal system for the project shall i
installed in accordance with the requirements of the City ar
CVWD.
b. Tentative Tract No. 21880 shall be annexed to Improvement
District No. 55 of the Coachella Valley Water District for
sanitation service.
c. Where there are identified conflicts with existing Coachella
Valley Water District facilities, the City shall withhold
permits until satisfactory arrangements have been made with
the District.
d. The alignment and size of the stormwater facilities, includi
any needed off -site facilities, shall be in accordance with
1 plans approved by CVWD in conjunction with the La Quinta
Redevelopment Project.
(1) Applicant shall provide easements without compensation
for these stormwater facilities in accordance with the
signed agreement with the City of La Quinta and Coaches
Valley Water District.
(2) Actual construction of stormwater facilities shall be
subject to reimbursement from redevelopment agency func
to the extent that construction is part of the regiona:
stormwater facility system and in accordance with any
signed agreement.
24. Applicant shall install "dry" stormwater facilities on Avenida
Bermudas in conjunction with the installation of street improve•
ments. These facilities shall include catch basins, culverts,
and other improvements to connect these facilities to the
regional system, pursuant to plans approved by CVWD and the Cit,
of La Quinta.
a. Applicant shall provide easements without compensation for
these facilities in accordance with the Applicant's signed
agreement with the City of La Quinta and Coachella Valley
Water District.
CONDITIONS OF APPROVAL - TTM 21880
October 7, 1986
Page 8
b. Actual construction of local stormwater facilities shall be
subject to reimbursement by any assessment district (or
similar funding mechanism) if such is implemented to the
extent that construction is for facilities to accept off -sit
local drainage.
c. Applicant shall comply with his signed agreement with the
City to accept local drainage from the developed area to the
west.
25. The Applicant shall comply with the following requirements regal
ing fire station facilities:
a. Prior to recordation of the final map, the Applicant shall
dedicate to the City a one -acre site for a fire station, at
location approved by the Riverside County Fire Department ar
the City.
b. The Applicant shall perpare and submit building plans for
the proposed station for the review and approval by Riversic
County Fire Department and the City.
c. The Applicant shall make a payment of $100,000 to provide fc
the partial construction of the fire station. This contribi
tion shall be used as a credit for fire facilities
infrastructure fees until those fees exceed the amount of tY
credit.
26. 'The Applicant shall comply with the requirements of the Imperial
Irrigation District prior to issuance of any building permits
within the tract. Applicant shall provide written clearance thi
Imperial Irrigation District can provide service to this tract.
27. All utility improvements shall be installed underground.
28. 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, the Applicant
shall provide the Planning Department with written clearance
from the DSUSD stating that the per -unit impact fees have be
paid.
CONDITIONS OF APPROVAL - TTM 21880
October 7, 1986
Page 9
Walls, Fencing, Screening, and Landscaping
29. Prior to the issuance of building permits, the Applicant shall
submit to the Planning Department, for review and approval, a
plan (or plans) showing the following:
a. Landscaping, including revisions to plant types, sizes,
spacing, and locations as required by these conditions, or
proposed by the Applicant.
b. Landscape irrigation system.
c. Location and design detail of any proposed and/or required
walls.
d. Location and design of sidewalks on -site and on adjacent
streets.
e. Exterior lighting plan.
The approved landscaping and improvements shall be installed
prior to the issuance of a Certificate of Occupancy. The
landscaping shall be maintained in a healthy, viable condition
for the life of the project. Landscaping within 10' of all
entry roadways shall not exceed 30" in height: Landscaping
shall not interfere with vehicle overhang areas.
30. Desert or native plant species and drought resistant planting
materials shall be encouraged to be incorporated into the land-
scaping plans for the site. Provision shall also be made for
planting materials which provide forage and nesting areas for
nearby wildlife.
31. Adequate provision shall be made for continuous maintenance of
landscaping and related features.
32. A minimum six -foot -high, solid, masonary wall shall be provided
along the west, north, and a portion of the east project peri-
meters of the project, except for the perimeter adjacent to the
mountains where fencing, if any, shall be designed so as to
permit wildlife to enter the site. Fencing shall be prohibited
along the project portions which abut the mountain areas to
permit unobstructed wildlife migration. The exact location,
design, and materials shall be subject to review and approval
by the Planning Department.
33. All lighting facilities shall be designed to minimize light and
glare impacts to surrounding property and shall be subject to
review and approval by the Planning Department.
CONDITIONS OF APPROVAL - TTM 21880
October 7, 1986
Page 10
34. The existing trees on the site shall be incorporated into the
design wherever feasible. Prior to submittal of plans for final
map check, the Applicant shall submit a tree retention plan for
review and approval by the Planning Department.
Management
35. Prior to the recordation of the final map, the Applicant shall
submit to the Planning Director the following documents which
shall demonstrate to the satisfaction of the City that the open
space/recreation areas and private streets and drives shall be
maintained in accordance with the intent and purpose of this
approval.
a. The document to convey title;
b. Covenants, Conditions, and Restrictions to be recorded; and,
c. Management and maintenance agreement to be entered into with
the unit/lot owners of this land division.
The approved Covenants, Conditions, and Restrictions shall be
recorded at the same time that the final subdivision map is
recorded.
A homeowners association, with the unqualified right to assess the
owners of the individual units for reasonable maintenance costs,
shall be established and continuously maintained. The associatioi
shall have the right to lien the property of any owners who
default in the payment of their assessments. Such lien shall not
be subordinant to any encumbrance other than a first deed of
trust, provided th�trecorddeed
priorftotrust
the lienmade
of thegood
homeownersand
for value and iso
association.
Miscellaneous
36. Plot Plan approval shall be secured prior to establishing any
construction facilities, sales facilities, and signs on the
subject property.
37. 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. Any
assessments will be done on a benefit basis as required by law.
38. Prior to the issuance of any grading permits, the Applicant shall
contract with the UC-Riverside Archaeological Research Unit to
complete the resource study and collection at the following site:
CONDITIONS OF APPROVAL - TTM 21880
October 7, 1986
Page 11
a. CA-Riv-2823: Recover information and preserve rock cairns
where possible.
b. CA-Riv-2824: Conduct date recovery excavations.
c. CA-Riv-2826: Move some of the seed milling features to an
interpretative setting elsewhere within the
project.
d. CA-Riv-2827: Conduct additional testing and, on the basis of
this testing, conduct recovery excavations if
warranted.
e. CA-Riv-1179: Conduct data recovery excavations.
Applicant shall provide verification to the Planning Department
of completion of this task.
39. The developer shall retain a qualified archaeologist immediately
and take appropriate mitigation measures when any archaeological
remains or artifacts are encountered during project development.
40. The Applicant shall. pay the required processing, plan checking,
and inspection fees as are current at the time the work is being
accomplished by City personnal or subcontractors for the Plannin
Building, or Engineering Departments.
41. Applicant shall submit plans for street lighting along roads, if
any, for review and approval by the Planning Department.
42. The developer of this subdivision of land shall cause no easemen.
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.
43. The Developer/Subdivider shall provide a 30-foot-wide access
easement from the realigned 52nd Avenue to the old 52nd Avenue
along the eastern boundary of the "Desert Club" property. The
Developer/Subdivider shall provide the "Desert Club" owners
access, improvement and maintenance rights over said easement.
Also, the City of La Quinta shall be granted public right of pas!
and repass over said easement.
CONDITIONS OF APPROVAL - TTM 21880
October 7, 1986
Page 12
44. Prior to recordation of any portion of Tract Map No. 21880, the
Applicant shall submit for review and approval by the City
Engineer and Planning Director plans which relocate the
maintenance facility entrance and associated frontage road
improvements to an appropriate location which will minimize
traffic hazards and conflicts on Avenida Bermudas and Calle Arrc
to the extent feasible.
45. "Thirty (30) days prior to the approval of a Final Map, the
Applicant/Subdivider shall have submitted to the City Manager ar
and all claims or requests for credit toward Infrastructure Fees
attributable from the development of this tract. The City
Manager's report shall be made a part of the Council's delibera-
tion on a Final Map, and the action of the City Council in the
acceptance or rejection of any such claim or request shall
constitute the complete understanding between parties as to the
disposition of Infrastructure Fees as it may relate to any futur
credit."
PLANNING COMMISSION RESOLUTION 88-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
ANNOUNCING FINDINGS AND RECOMMENDING A
ONE-YEAR TIME EXTENSION FOR THE FILING
OF A FINAL MAP.
CASE NO. TT 21880 - FIRST EXTENSION OF TIME
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 26th day of August, 1986, hold
a duly -noticed Public Hearing on the Environmental Analysis and
the request to subdivide +731 acres into a 330-lot
single-family residential subdivision with associated golf
course and open space lots, generally located on the southeast
corner of Avenue 52 and Avenida Bermudas, more particularly
described as follows:
A PORTION OF SECTIONS 6 AND 7,
T6S, R7E, S. B. B. & M.
WHEREAS, the Planning Commission, at said Public
Hearing, did decide to continue the Hearing until September 9,
1986; and
WHEREAS, the Planning Commission of the City of La
Quinta, California, at the continued Public Hearing of the 9th
day of September, 1986, considered the Environmental Analysis
and Tentative Tract Map No. 21880 and recommended to the City
Council adoption of the Environmental Analysis and approval of
Tentative Tract Map No. 21880; and,
WHEREAS, the City Council of the City of La Quinta,
California, did, on the 7th day of October, 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. 21880; 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, after
initial study (Environmental Assessment No. 86-059) determined
that although the proposed project could have a significant
effect on the environment, there would not be a significant
effect in this case because appropriate mitigation measures
were made conditions of the development approval, and that a
Negative Declaration should be filed; and,
- 1 -
BJ/RESOPC.009
WHEREAS, at the Public Hearing held on October 7,
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. 21880 was approved by the La Quinta City Council
based on said findings and subject to certain conditions; and,
WHEREAS, the owner, Crystal Canyon of La Quinta has
applied for this first Extension of Time for Tentative Tract
21880,, 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
November 22, 1988, did find the following facts to justify
recommending approval of said extension of time:
1. The design and improvements of the approved Tentative
Tract No. 21880 are consistent with the current goals and
objectives of the La Quinta General Plan.
2. Tentative Tract No. 21880 is consistent with current
standards of the Municipal Zoning and Land Division
Ordinances.
3. The subject site is physically suitable for a 330-unit
development with a density of 0.8 units per acre.
4. The design of Tentative Tract No. 21880 and its related
improvements are not likely to cause environmental damage
or substantially and avoidably injure fish and wildlife
or their habitat provided that approval conditions
related to mitigation measures for the flora, fauna, and
archaeological resources are complied with.
5. The design of Tentative Tract No. 21880 and the type of
improvements are not likely to cause public health
problems nor would they conflict with existing public
easements.
6. The location and appearance of the proposed dwelling
units will be made compatible with the area in which the
330-unit development :is located.
7. The proposal to provide approximately 70% of the site as
usable open space area exceeds the minimum requirements
for planned residential developments.
NOW, THEREFORE, BE IT RESOLVED, by the Planning
Ccmmi.ssion of the City of La Quinta, California, as follows:
2 -
BJ/RE:SOPC. 009
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. 21880 for the
reasons set forth in this Resolution and subject to
the conditions of approval as revised on November
22, 1988.
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta Planning Commission held on this 22nd day of
November, 1988, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABISTAIN:
JOHN WALLING, CHAIRMAN
ATTEST:
MURREL CRUMP, PLANNING DIRECTOR
3 -
BJ/RESOPC.009
PROPOSED CONDITIONS OF APPROVAL - THE HERITAGE CLUB
TENTATIVE TRACT MAP NO. 21880
NOVEMBER 22, 1988 - PLANNING COMMISSION RESOLUTION NO. 88-
* Indicates condition revised.
GENERAI,
1. Tentative Tract Map No. 21880 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. Tract phasing plans, including phasing of public
improvements, shall be submitted for review and approval
by the City Engineer and the Planning and Development
Department.
*4. Prior to the issuance of a grading (a) or building (b)
permit for construction of any building or use
contemplated by this approval, the Applicant shall obtain
permits and/or clearances from the following public
agencies:
- City Fire Marshal (a)
- Public Works Department (a,b)
- Planning and Development Department (a,b)
- Riverside Co. Environmental Health Department. (b)
- Desert Sands Unified School District (b)
- Coachella Valley Water District (a,b)
- Imperial Irrigation District (b)
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.
5. This approval shall be in compliance with all applicable
conditions and applicable provisions of Specific Plan
Nos. 85-005A and 85-005B, Street Vacation Nos. 85-007A
and 85-007B, the Washington Street Corridor Specific Plan.
GRADING AND DRAINAGE
6. 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.
- 1 -
BJ/CONAPRVL.011
7. The Applicant shall have prepared a grading plan that is
prepared by a Registered Civil Engineer, who will be
required to certify that the constructed conditions at
the rough grade state are as per the approved plans and
grading permit. This is required prior to issuance of
building permits. Certification at the final grade stage
and verification of pad elevations is also required prior
to final approval of grading construction.
*8. Prior to issuance of grading permits, the Applicant shall
submit to the Planning and Development Department the
following detailed components of the grading plan for
review and approval:
A. Design of the area of R-1 zoned lots shall
incorporate natural elements and any necessary
specialized grading technique sand design features
to minimize potential adverse effects of hillside
grading and of views from the exterior of the
project.
9. 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. Pursuant to
Section 11568 of the Business and Professions Code, the
soils report certification shall be indicated on the
final subdivision map.
10. Applicant shall comply with provisions of the Master Plan
of Drainage, including payment of fees required
therewith, and the City's flood protection ordinance.
Drainage disposal facilities shall be provided as
required by the City Engineer. Drainage facilities along
52nd Avenue shall be constructed and drainage easements
dedicated as required by the City Engineer.
TRAFFIC AND CIRCULATION
11. The Applicant shall comply with the following
requirements of the City Engineer:
A. The Applicant shall dedicate all necessary public
street and utility easements as required by the
City Engineer.
1. 52nd Avenue:
(a.) 110' total right-of-way from west
project boundary to 400' west of
Washington Street.
2 -
BJ/CONAPRVL.011
2.
3.
(b.) 120' total right-of-way from 400' west
of Washington to east project boundary.
(c.) Intersection at Washington Street as
required by the City Engineer.
Avenida Bermudas: 50' half -street
right-of-way.
Washington Street: Intersection at 52nd
Avenue as required by City Engineer.
B. That the Applicant shall construct street
improvements to the requirements of the City
Engineer and the La Quinta Municipal Code (LQMC).
1. 52nd Avenue: Full width, plus a minimum of
two lanes from the west project boundary to
Avenida Bermudas. If improvements from the
west project boundary to Avenida Bermudas
have been installed by others, the
Applicant/Subdivider shall be relieved of
this condition; but, if the
Applicant/Subdivider installs said
improvements as a part of this tract, he
shall be eligible for reimbursement of
construction costs consistent with any City
policy or program in existence at that time.
*2. Avenida Bermudas: Half -width.
3. Private Streets: As set forth herein.
C. That the Applicant shall have prepared street
improvement plans (for public and private streets)
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 LQMC (3" AC over 4" Class 2 Base
Minimum for residential streets). Street design
shall take into account the subgrade soil strength,
the anticipated traffic loading, and street design
life.
D. All utilities will be installed and trenches
compacted to the City's standards prior to
construction of any streets. The soils engineer
shall provide the necessary compaction test reports
for review by the City Engineer.
12. Applicant shall dedicate vehicle access rights, except at
street intersections, to 52nd Avenue and Avenida Bermudas.
- 3 -
BJ/CONAPRVL.011
13. Applicant shall install traffic signal at Washington
Street and 52nd Avenue.
14. Applicant shall comply with the following requirements
for private street improvements:
A. 10A" Street shall be aligned to connect to the new
precise centerline of Washington Street.
B. Tract entry streets shall provide two entrance and
two exit lanes with a minimum 24-foot each way.
C. The width of all interior streets, which have units
along both sides of the roadway, excluding
cul-de-sacs, shall have a minimum pavement width of
36'.
15. Applicant shall provide a bicycle/pedestrian link between
52nd Avenue and Avenida Nuestra near Calle Rondo.
TRACT AND BUILDING DESIGN
*16. Development of the project site shall comply with Exhibit
A, as contained in the Planning and Development
Department's file for Tentative Tract No. 21880, and the
following conditions, which conditions shall take
precedence in the event of any conflict with the
provisions of the tentative tract map.
*17. A minimum 20' landscaped setback shall be required along
52nd Avenue and Avenida Bermudas. Design of these
setbacks shall be approved by the Planning Commission and
shall be consistent with the 52nd Avenue Specific Plan
and any applicable approvals/conditions as set forth in
Condition 45.
A. The minimum setback may be modified to an "average"
if a meandering or curvilinear wall design is used.
*B. The setback area shall be established as a separate
common lot and be maintained as set forth in
Condition No. 17.(C.), unless an alternative method
is approved by the Planning and Development
Department.
A Landscape Maintenance and Lighting District shall
be formed to maintain medians on 52nd Avenue and
landscape and wall improvements on the northerly
side of 52nd. Applicant shall establish, through
its Homeowners Association, provisions to maintain
the parking and setback areas along the south side
of 52nd and the east side of Bermudas contiguous to
the project. These provisions shall allow the City
4 -
BJ/CONAPRVL.011
to take over maintenance if not adequately
performed.
D. The Applicant is encouraged to minimize steep slope
designs within the perimeter landscaping setback
areas along 52nd Avenue and Avenida Bermudas. In
no case shall these areas have slopes or berming in
excess of 33 percent as measured from the top of
the crown of the street elevation.
18. This approval authorizes the construction of a golf
clubhouse, tennis building with tennis courts,
gatehouses, and a maintenance facility at the general
locations shown on Exhibit A, as amended by these
conditions. These buildings' specific locations, design,
height, and size shall be subject to separate plot plan
approval by the Planning Commission.
*19. The development of custom, single-family lots shall be
governed by the following:
A. The Applicant shall establish a Design Review
Committee to review and approve all development
within Tentative Tract No. 21880. The main
objectives of this Committee shall be to assure
that building architecture, building materials and
colors, building height and setbacks, and landscape
design follow appropriate design themes throughout
the tract.
*B. Applicant shall establish within the CC&R's site
design standards appropriate to estate and villa
lots, including but not limited to, front, side and
rear setbacks, lot coverage, etc. Standards shall
be reviewed by the Planning and Development
Department as part of its review of the CC&R's, but
be no less restrictive than the R-1 or R-2 Zone
standards, as appropriate.
*C. Prior to issuance of an occupancy permit for any
house within Tentative Tract No. 21880,
landscaping/groundcover shall be installed and
appropriately maintained. Type of planting, method
of installation, and maintenance techniques shall
be subject to plan approval by the Planning and
Development Department.
*D. All roof -mounted equipment shall be screened from
view at all sides by design of the house. All
ground -mounted mechanical equipment shall be
screened from view by methods approved by the
Planning and Development Department.
E. No two-story units shall be allowed on a lot any
portion of which is within 200' of 52nd Avenue,
- 5 -
BJ/CONAPRVL.011
Avenida Bermudas, or common property lines with the
Desert Club of La Quinta. No two-story units shall
be allowed within the R-1 Zoned portion of the site
unless appropriate zoning changes are approved.
20. Provision shall be made for a significant viewing
opportunity on both sides of the main project entrance at
52nd and Washington through the use of landscaping,
lakes, fence design and setbacks. Provision shall also
be made on Avenida Bermudas near both intersections of
"I" Street with "C" Street and give consideration to the
former site of the maintenance building (Revision #1)
located at the northwest corner of the project site (the
area generally lying south of the existing 52nd Avenue
alignment and east of Avenida Bermudas) for extensive
wall setback and landscaping to enhance views, but open
fencing shall not be required.
*21. Any minor changes in lot mix, or size lot, lines, or
:shapes, or street alignments, shall be approved by the
Planning and Development Department.
PUBLIC SERVICES AND UTILITIES
22. The Applicant shall comply with the requirements of the
City Fire Marshal, who may approve alternate means of
compliance where deemed appropriate and equivalent to
these standards:
A. Install Super fire hydrants, (6" x 4" x 2-1/2" x
2-1/211) located no less than 25 feet from any
building nor more than 165 feet from any lot
frontage. Hydrants shall be spaced not more than
330 feet apart as measured along approved vehicular
travelways. Minimum fire flow shall be 2500 gpm
for two hours duration at 20 psi.
B. Cul-de-sacs longer than 150 feet shall have a
minimum turning diameter of 90 feet. Cul-de-sacs
shall be no longer than 550 feet unless provided
with an approved emergency alternate access or
other appropriate fire protection approved by the
Fire Marshal.
C. Applicant/Developer shall furnish two (2) copies of
the water system plans to the fire department for
review. Plans shall conform to fire hydrant types,
location and spacing, and, the system shall meet
the fire flow requirements. Plans shall be
signed/approved by a registered civil engineer and
the local water company with the following
certification: "I certify that the design of the
water system is in accordance with the requirements
prescribed by the Riverside County Fire Department."
6 -
BJ/CONAPRVL.011
23.
D. Prior to arrival of combustible materials on the
site, the above conditions (a and b) must be
operating.
E. Interior street widths shall be a minimum of 36
feet.
The Applicant shall comply with the requirements of the
Coachella Valley Water District (CVWD) as follows:
A. The water and sewage disposal system for the
project shall be installed in accordance with the
requirements of the City and CVWD.
B. Tentative Tract No. 21880 shall be annexed to
Improvement District No. 55 of the Coachella Valley
Water District for sanitation service.
C. Where there are identified conflicts with existing
Coachella Valley Water District facilities, the
City shall withhold permits until satisfactory
arrangements have been made with the District.
I). The alignment and size of the stormwater
facilities, including any needed off -site
facilities, shall be in accordance with plans
approved by CVWD in conjunction with the La Quinta
Redevelopment Project.
1. Applicant shall provide easements without
compensation for these stormwater facilities
in accordance with the signed agreement with
the City of La Quinta and Coachella Valley
Water District.
2. Actual construction of stormwater facilities
shall be subject to reimbursement from
redevelopment agency funds to the extent that
construction is part of the regional
stormwater facility system and in accordance
with any signed agreement.
24. Applicant shall install "dry" stormwater facilities on
,Avenida Bermudas in conjunction with the installation of
street improvements. These facilities shall include
catch basins, culverts, and other improvements to connect
these facilities to the regional system, pursuant to
plans approved by CVWD and the City of La Quinta.
A. Applicant shall provide easements without
compensation for these facilities in accordance
with the Applicant's signed agreement with the City
of La Quinta and Coachella Valley Water District.
- 7 -
BJ/CONAPRVL.011
B. Actual construction of local stormwater facilities
shall be subject to reimbursement by any assessment
district (or similar funding mechanism) if such is
implemented to the extent that construction is for
facilities to accept off -site local drainage.
C. Applicant shall comply with his signed agreement
with the City to accept local drainage from the
developed area to the west.
25. The Applicant shall comply with the following
requirements regarding fire station facilities:
A.. Prior to the recordation of the final map, the
Applicant shall dedicate to the City a one acre
site for a fire station, at a location approved by
the Riverside County Fire Department and the City.
B. The Applicant shall prepare and submit building
plans for the proposed station for the review and
approval by Riverside County Fire Department and
the City.
C. The Applicant shall make a payment of $100,000 to
provide for the partial construction of the fire
station. This contribution shall be used as a
credit for fire facilities infrastructure fees
until those fees exceed the amount of the credit.
26. All utility improvements shall be installed underground.
*27. In order to mitigate impacts on public schools, the
Applicant shall comply with the following:
*A. Prior to the issuance of any building permits, the
Application shall provide the Planning and
Development Department with written clearance from
the DSUSD stating that the per -unit impact fees
have been paid.
WALLS, FENCING, SCREENING, AND LANDSCAPING
*28. :Prior to the issuance of building permits, the Applicant
shall submit to the Planning and Development Department,
for review and approval, a plan (or plans) showing the
following:
A. Landscaping, including revisions to plant types,
sizes, spacing, and locations as required by these
conditions, or proposed by the Applicant.
B. Landscape irrigation system.
C. Location and design detail of any proposed and/or
required walls.
BJ/CONAPRVL.O11
D. Location and design of sidewalks on -site and on
adjacent streets.
E. Exterior lighting plan.
'The approved landscaping and improvements shall be
installed prior to the issuance of any Certificate of
Occupancy. The landscaping shall be maintained in a
healthy, viable condition for the life of the project.
Landscaping within 10 feet of all entry roadways shall
not exceed 30 inches in height. landscaping shall not
interfere with vehicle overhand areas.
29. :Desert or native plant species and drought resistant
planing materials shall be encouraged to be incorporated
into the landscaping plans for the site. Provision shall
also be made for planting materials which provide forage
and nesting areas for nearby wildlife.
30. Adequate provision shall be made for continuous
maintenance of all landscaping and related features.
*31. A minimum six -foot -high, solid, masonry wall shall be
;provided along the west, north, and a portion of the east
;project perimeters of the project, except for the
;perimeter adjacent to the mountains where fencing, if
any, shall be designed so as to permit wildlife to enter
•the site. Fencing shall be prohibited along the project
portions which abut the mountain areas to permit
unobstructed wildlife migration. The exact location,
design, and materials shall be subject to review and
approval by the Planning and Development Department.
*32. All lighting facilities shall be designed to minimize
:Light and glare impacts to surrounding property and shall
be subject to review and approval by the Planning and
Development Department.
*33. The existing trees on the site shall be incorporated into
the design wherever feasible. All grading, construction
and related operations for this project shall be in
compliance with the approval for tree retention, dated
11/18/86.
MANAGEMENT
34. Prior to the recordation of the final map, the Applicant
shall submit to the Planning Director the following
documents which shall demonstrate to the satisfaction of
the City that the open space/recreation areas and private
streets and drives shall be maintained in accordance with
the intent and purpose of this approval.
A. The document to convey title;
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B. Covenants, Conditions, and Restrictions to be
recorded; and,
C. Management and maintenance agreement to be entered
into with the unit/lot owners of this land division.
'The approved Covenants, Conditions, and Restrictions
shall be recorded at the same time that the final
subdivision map is recorded.
A homeowners association, with the unqualified right to
assess the owners of the individual units for reasonable
maintenance costs, shall be established and continuously
maintained. The association shall have the right to lien
the property of any owners who default in the payment of
their assessments. Such lien shall not be subordinate to
any encumbrance other than a first deed of trust,
provided that such deed of trust is made in good faith
and for value and is of record prior to the lien of the
homeowners association.
MISCELLANEOUS
*35. Appropriate approvals shall be secured prior to
establishing any construction or sales facilities, and/or
;signs on the subject property.
36. 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. Any assessments will be done on a benefit
basis as required by law.
*37. :Prior to the issuance of any grading permits, the
Applicant shall contract with the UC-Riverside
;krchaeological Research Unit to complete the resource
study and collection at the following sites:
;k. CA-Riv-2823: Recover information and preserve rock
cairns where possible.
B. CA-Riv-2824: Conduct date recovery excavations.
C. CA-Riv-2826: Move some of the seed milling features
to an interpretative setting elsewhere within the
project.
D. CA-Riv-2827: Conduct additional testing and, on the
basis of this testing, conduct recovery excavations
if warranted.
E. CA-Riv-1179: Conduct data recovery excavations.
Applicant shall provide verification to the Planning and
Development Department of completion of this task.
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BJ / CONJ%PRVL . O 11
The developer shall retain a qualified archaeologist
immediately and take appropriate mitigation measures when
any archaeological remains or artifacts are encountered
during project development.
*38. The Applicant shall pay the required processing, plan
checking, and inspection fees as are current at the time
the work is being accomplished by City personnel or
subcontractors for the Planning and Development, or
Engineering Departments.
*39. Applicant shall submit plans for street lighting along
roads, if any, for review and approval by the Planning
and Development Department.
40. 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.
41. The Developer/Subdivider shall provide a 30-foot-wide
aLccess easement from the realigned 52nd Avenue to the old
52nd Avenue along the eastern boundary of the "Desert
Club" property. The Developer/Subdivider shall provide
the "Desert Club" owners access, improvement and
maintenance rights over said easement. Also, the City of
La Quinta shall be granted public right of pass and
repass over said easement.
42. Prior to recordation of any portion of Tract Map No.
21880, the Applicant shall submit for review and approval
by the City Engineer and Planning Director plans which
relocate the maintenance facility entrance and associated
frontage road improvements to an appropriate location
which will minimize traffic hazards and conflicts on
Avenida Bermudas and Calle Arroba to the extent feasible.
43. Thirty (30) days prior to the approval of a Final Map,
the Applicant/Subdivider shall have submitted to the City
Manager any and all claims or requests for credit toward
Infrastructure Fees attributable from the development of
•this tract. The City Manger's report shall be made a
part of the Council''s deliberation on a Final Map, and
•the action of the City Council in the acceptance or
:rejection of any such claim or request shall constitute
-the complete understanding between parties as to the
disposition of Infrastructure Fees as it may relate to
any future credit.
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