1988 03 08 PCA G E N D A
i
OF
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
March 8, 1988 - 7:00 p.m.
I. CALL TO ORDER
Flag Salute
II. ROLL CALL
III. HEARINGS - None
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 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 Commission meeting of
February 23, 1988.
MR/AGENDA.3/8
a
0
VI. BUSINESS
A. Item: Referral from Planning Director on
Tentative Parcel Map No. 23383
Applicant: Dale and Sandra Thornburgh
Location: North side of Calle Fortuna, +300
feet east of Desert Club Drive
Project: Re -subdivision of two existing lots
into three lots for the purpose of
constructing single-family residences
1. Staff Report
2. Commission Discussion
3. Motion for Commission Action
B. Item: Tentative Tract 21555 (Drew Wright)
Applicant: Dennis Freeman/Freeman Realty &
Development
Owner: Barcon Development
Location: Northeast corner of Washington Street
and Sagebrush Avenue
Project: Minor modification to tentative tract
1. Staff Report
2. Commission Discussion
3. Motion for Commission Action
C. Any action relating to Study Session items.
VII. OTHER - None
VIII. ADJOURNMENT
ITEMS FOR MARCH 7, 1988, 4:00 P.M. STUDY SESSION
** DISCUSSION ONLY **
1. Continued Discussion of Highway ill Specific Plan.
2. Identification of Future Commission Agenda Items
3. All Agenda items.
MR/AGENDA.3/8
MINUTES
PLANNING COMMISSION - CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-105 Calle Estado, La Quinta, California
February 23, 1988
I.
II.
III
CALL TO ORDER
A. The meeting was called to
Chairman Walling. The
Commissioner Steding.
ROLL CALL
7:00 p.m.
order at 7:05 p.m. by
Flag Salute was led by
A. Chairman Walling requested the roll call.
Present: Commissioners Steding, Zelles, and
Chairman Walling. Commissioner Bund arrived at
7:10 p.m., after Roll Call was completed.
Commissioner Moran was absent.
B. Staff Present: Principal Planner Jerry Herman,
Associate Planner Wallace Nesbit, and Department
Secretary Mariellen Ratowski.
HEARINGS
Chairman Walling introduced the Public Hearing
items as follows:
A. Tentative Tract No. 23268; a request by Valley Land
Development to divide a 46.5+ acre portion of a
119+ acre parcel into 201 single-family lots,
located on the north side of Miles Avenue, +600
feet west of Adams Avenue; and
B. Tentative Tract No. 23269; a request by Valley Land
Development to divide a 73.5+ acre portion of a
119+ acre parcel into 180 single-family lots,
located at the southwest corner of Fred Waring
Drive and Adams Street.
1. Associate Planner Nesbit presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
MR/MIN02-23.DFT -1-
C
IV.
V.
VI.
A
2. Chairman Walling opened the Public Hearing.
Mr. Thomas Thornburgh, representing Valley
Land Development, addressed the Commission,
giving a review of the two proposals and
suggesting modification of several of the
proposed Conditions of Approval. There being
no further comment, Chairman Walling closed
the Hearing and opened the matter for
Planning Commission discussion.
The Commission discussed the two proposals in
depth. Through this discussion, consensus
was reached for modifications to certain
Conditions of Approval (copies of these
Conditions, as modified, are on file in the
Planning and Development Department).
4. A motion was made by Commissioner Steding and
seconded by Commissioner Zelles to approve
Tentative Tract 23268 by adopting Planning
Commission Resolution No. 88-002 with
attached modified conditions. Upon roll call
vote of those Commissioners present, the
motion was unanimously adopted.
A motion was made by Commissioner Steding and
seconded by Commissioner Zelles to approve
Tentative Tract 23269 by adopting Planning
Commission Resolution No. 88-003 with
attached modified conditions. Upon roll call
vote of those Commissioners present, the
motion was unanimously adopted.
PUBLIC COMMENT
Ms. Audrey Ostrowsky addressed the Commission
regarding General Plan Amendment 88-018 (Landmark
Land Company), expressing opposition to the
designation of more commercial land.
CONSENT CALENDAR
A motion was made by Commissioner Steding and
seconded by Commissioner Zelles to approve the
minutes of February 9, 1988. Unanimously approved.
BUSINESS
Chairman Walling introduced the Business Items as
follows:
Scoping Review - Cycle I -- General Plan Amendment
87-017; a request by David Howerton/Robert Lamb
Hart to amend the land use designation from Low
MR/MIN02-23.DFT -2-
Density Residential to Tourist Commercial, for a
location on the south side of Avenue 48, half -way
between Washington and Jefferson Streets.
1. Principal Planner Herman presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. During discussion, Commissioner Steding
expressed concern with adding more
"Commercial" to La Quinta, considering the
information provided by the Highway ill
Market Analysis.
3. It was the consensus of the Commission that
Staff provide the following:
• Documentation of other approved Tourist
Commercial projects
e Further traffic study
B. Scoping Review - Cycle I -- General Plan Amendment
88-018; a request by Landmark Land Company to amend
the land use designation from Medium Density to
General Commercial, for a location at the southwest
corner of Avenue 50 and Adams Street alignment
(right-of-way to be vacated).
1. Principal Planner Herman presented the
information contained in the Staff Report, a
copy of which is on file in the Planning and
Development Department.
2. Following discussion, it was the consensus of
the Commission that Staff provide the
following:
o Further information from the Applicant
regarding what type of services they
propose
o Graphic study on Avenue 50 for
access/circulation, traffic counts, etc.
• Background/history to Commercial uses
near a school -- compatibility
o Evaluation of dislocating Commercial
uses from the Village area
MR/MIN02-23.DFT -3-
VII. OTHER
A motion was made by Commissioner Steding and
seconded by Chairman Walling to excuse Commissioner
Moran from tonight's meeting. Unanimously approved.
VIII. ADJOURNMENT
A motion was made by Commissioner Steding and
seconded by Chairman Walling to adjourn to a
regular meeting on March 8, 1988, at 7:00 p.m., in
the La Quinta City Hall, 78-105 Calle Estado, La
Quinta, California. This meeting of the La Quinta
Planning Commission was adjourned at 8:30 p.m.,
February 23, 1988.
MR/MIN02--23 . DFT -4-
DATE:
APPLICANT:
OWNER:
PROJECT:
LOCATION:
REVIEW PROCESS:
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STAFF REPORT
PLANNING COMMISSION MEETING
MARCH 8, 1988
DENNIS FREEMAN/FREEMAN REALTY AND DEVELOPMENT
BARCON DEVELOPMENT
MINOR MODIFICATIONS TO TENTATIVE TRACT NO.
21555 (DREW WRIGHT)
NORTHEAST CORNER OF WASHINGTON STREET AND
SAGEBRUSH AVENUE
Minor changes must be reviewed by the Planning Commission and
City Council. A Public Hearing is not required, however,
testimony may be given on the proposed changes.
BACKGROUND:
The Applicant proposes to develop Tentative Tract No. 21555,
and requests the following minor adjustments:
1. Reduction from 151 to 150 lots;
2. Combining the storm water retention/open space area;
3. Adjustments of some lot lines.
4. A median opening on Washington Street.
Also, pursuant to the Conditions of Approval (Condition #4),
the Applicant is submitting for Planning Commission review and
approval the dwelling unit floor plans, elevation designs, and
color and. materials.
ANALYSIS:
The minor changes have been reviewed by the Public Works and
the Planning and Development Departments. These minor changes
do not substantially change the original plans, with the
exception of the median cut on Washington Street.
More support information (i.e., location as it relates to
existing curb cuts on the west side of Washington and
preliminary design for turning pocket) must be provided before
the Public Works Department can make a recommendation.
VI.B.
MR/STAFFRPT.035 -1-
0
There are other items which must be provided to the Commission
for review and approval in the future. The median opening can
be addressed at that time.
RECOMMENDATION:
By minute motion, recommend to the City Council approval of the
proposed minor changes, with the exception of the median
opening on Washington Street.
MR/ STAFFIZPT . 0 3 5 - z -
CITY OF LA QDINTA
Department of Community Development
78-105 Calls Estado
La Quints, CA 92253
NI)Voe C44N,646r-
LAND DIPISION APPLICATION
Tract Map No. 21555
Parcel Map No.
Location of Property: North East corner of Washington & Sagebrush
Assessor's Parcel No.: 617-320-017, 617-320-018
Acreage _ 40 Zone R-1 7200
Legal Description:
Project Description: 151)Single Homes - - -
Related cases filed in conjunction with this request:
APPLICANT Dennis Freeman (Freeman Realty & Development) 619-324-5667
68 713 Perez Rd, #1 Cathedral Cit,
OWNER(S) Name Phone
Address
Mainiero, Smith and Associates 320-
777 E. Tahquitz - McCallum Way Palm Springs, CA
Contact Person Robert Smith Phone 320-9811
Signature of Applicant Date
Authority for this application is hereby given:
Signature of Property Owner(s)
/C
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CITY COUNCIL RESOLUTION NO. 86-89
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP NO. 21555
General
1. Tentative Tract Map No. 21555 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. 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 approval of a final tract map, the Applicant shall have
submitted for review and received approval from the Planning
Commission, for the following items:
a. Dwelling unit floor plans, elevation designs, and color and
materials - detailed in final form.
b. Tract grading and final building pad elevations - showing an
east -west and north -south cross section through the tract,
extended to the center line of adjacent streets and a minimum
of 100 feet beyond interior boundaries.
C. Individual unit setback detailing along with lot fencing/wall
enclosures and landscaping initially to be provided on indi-
vidual lots (typical and/or required landscape criteria).
d. Tract boundary wall and landscape details (berming to
perimeter walls is not to exceed a slope of 33%).
e. Revised map to provide for a minimum of one emergency access
point along eastern tract boundary; or through street access
to eastern property, as may be arranged by private agreement.
If street opening is to be provided, the temporary method of
barricade shall be submitted along with tract boundary treat-
ment.
f. A final siting plan delineating all setbacks, unit mix and
other applicable information.
5. Prior to the issuance of a building permit for construction of any
building or use contemplated by this approval, the Applicant shall
obtain permits and/or clearances from the following public
agencies:
® 0
CITY COUNCIL RESOLUTION NO. 86-89
CONDITIONS OF APPROVAL - TTM 21555
Page 2.
- City Fire Marshal
- City Engineer
- City Planning Department
- Riverside County Environmental Health Dept.
- Desert Sands Unified School District
Evidence of said permits or clearances from the above mentioned
agencies shall be presented to the Building 6 Safety Division at
the time of the application for a building permit for the use
contemplated herewith.
Grading and Drainage
6. The Applicant shall utilize dust control measures in accordance
with the Municipal Code and 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 supervise
the grading and drainage improvement construction; and certify
that: the constructed conditions at the rough grade stage 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. 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.
9. Applicant shall comply with provisions of the Master Plan of
Drainage, including payment of any fees required therewith, as in
effect at time of recordation. Drainage disposal facilities shall
be provided as required by the City Engineer. This may include
off -site drainage conduit to the La Quinta Stormwater Evacuation
Channel.
Traffic: and Circulation
10. 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.
CITY COUNCIL RESOLUTION NO. 86-89
CONDITIONS OF APPROVAL - TTM 21555
Page 3.
Dedication of Washington Street shall be based upon 60-foot
from the centerline to be established by the current precise
alignment study.
b. That the Applicant shall construct street improvements to the
requirements of the City Engineer and the La Quinta Municipal
Code (LQMC). Washington Street and Sagebrush shall be half -
width improvements.
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 City
standards prior to construction of any streets. The soils
engineer shall provide the necessary compaction test reports
for review by the City Engineer.
e. The Applicant shall undertake a traffic/signalization study
when 50% of the homes within the development are occupied.
The developer shall participate financially in the construc-
tion of improvements indicated by the traffic study results,
in an amount proportionate to the development as determined
by the City.
11. A median break shall not be permitted at the northerly tract
entry, but rather shall be allowed at Sagebrush Avenue.
12. The City shall acquire the privately held parcel of land between
I
he subject tract and the current Washington Street right-of-way.
The cost of such acquisition shall be proportionately shared
among the subject tract and the property to the north ("The
Grove") based on frontage. Prior to final map approval, the
Developer/Subdivider shall deposit with the City the estimated
or actual acquisition cost or enter into an agreement to
reimburse the City for this tract's assigned share of the
acquisition cost, as required by the City. Such payment may be
credited to Infrastructure Fees.
13. Applicant shall dedicate with recordation of the tract map access
rights to Washington Street for all individual parcels which back
up to it.
CITY COUNCIL RESOLUTION NO. 86-89
CONDITIONS OF APPROVAL - TTM 21555
Page 4.
14. Perimeter "Desert Club" easements shall be vacated or otherwise
legally removed prior to recordation of the Final Map.
Tract and Building Design
15. Development of the project site shall comply with Exhibits A, B,
1-B through 5-B, and 1-C through 5-C, as contained in the
Planning Department's file for Tentative Tract Map No. 21555 and
the following conditions, which conditions shall take precedence
in the event of any conflict with the provisions of the Tentative
Tract map.
16. A minimum 20' landscaped setback shall be required along
Washington Street. Design of these setbacks shall be approved by
the Planning Commission.
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. 16(c)
unless an alternative method is approved by the Planning
Department.
c. A Landscape Maintenance and Lighting District shall be
formed for the maintenance of the parkway areas.
17. Building setbacks shall conform to the requirements of the R-1
Zone except where a greater setback is required herein. Rear
yard setbacks for lots backing up to Washington Street shall
provide an average setback of 20 feet with no point of a home
closer than 10 feet, measured from the easterly line of the
landscaped perimeter setback.
18. Dwelling units in excess of 21 feet (one-story in height) shall
not be permitted on Lots 1, 94, 95, 113, 114, 145, 146, 147, 148,
149, 150, and 151. Dwelling units with building heights of up to
28 feet (two stories) may be permitted along north, east, and
south tract boundaries subject to review and approval by the
Planning Commission.
19. The following floor plan standards shall be observed:
a. Garages shall be a minimum 20' x 20' (clear) with no
encroach by applicances, mechanical equipment, storage
areas, etc.
b. Bedrooms shall have no dimension less than 10 feet.
CITY COUNCIL RESOLUTION NO. 86-89
CONDITIONS OF APPROVAL - TTM 21555
Page 5.
20. If any Plan V units incorporate three -car garages, the siting of
these units may need to be adjusted to meet setback requirements.
21. All roof -mounted mechanical equipment shall be screened from view
on all sides by the roof design. Any ground -mounted equipment
shall be screened in an approved manner and shall be located
outside of required setbacks.
22. Any minor changes in unit mix, building colors and materials, lot
lines or shapes, street alignments shall be approved by the
Planning Department.
Public Services and Utilities
23. The Applicant shall comply with the requirements of the City Fire
Marshal:
a. Schedule "A" fire protection approved Super fire hydrants,
(6" x 4" x 2-1/2" x 2-1/2") shall be located one at each
street intersection and spaced not more than 330 feet apart
in any direction with no portion of any lot frontage more
than 165 feet from a fire hydrant. Minimum fire flow shall
be 1500 GPM for 2-hours duration at 20 PSI.
b. Cul-de-sacs longer than 150 feet shall have a minimum
turning diameter of 90 feet.
c. Applicant/Developer shall furnish one (1) copy 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."
24. The Applicant shall comply with the requirements of the Coachella
Valley Water District 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. 21555 shall be annexed to Improvement
District No. 55 of the Coachella Valley Water District for
Sanitation Service.
CITY COUNCIL RESOLUTION NO. 86-89
CONDITIONS OF APPROVAL - TTM 21555
Page 6.
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.
25. 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 that
Imperial Irrigation District can provide service to this tract.
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 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 Director with written clearance
from the DSUSD stating that the per unit impact fees have been
paid.
walls Fencing Screening, and Landscaping
28. The approved landscaping for individual lot front and corner side
yards, and fencing improvements shall be installed within 90 days
after the issuance of a Certificate of Occupancy. The Developer/
Subdivider shall provide a $10,000 guarantee bond, per 10 units
requested for occupancy, releasable only to the City, to insure
said landscaping and improvements are installed within the 90-day
time limit. The Developer/Subdivider shall maintain a $10,000
bond until all unit landscaping is completed.
29. Desert or native plant species and drought resistant planting
materials shall be encouraged to be incorporated into the land-
scaping plans for the site.
30. Adequate provision shall be made for continuous maintenance of
landscaping and related features.
31. 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.
® 0
CITY COUNCIL RESOLUTION NO. 86-89
CONDITIONS OF APPROVAL - TTM 21555
Page 7.
Miscellaneous
32. Plot Plan approval shall be secured prior to establishing any
construction facilities, sales facilities, and signs on the
subject property.
33. 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.
34. The developer shall retain a qualified archaeologist immediately
and take appropriate mitigation measures when any archaeological
remains or artifacts are encountered during project development.
35. Prior to recordation of a final map, the Applicant shall pay the
required mitigation fees for the Coachella valley Fringe -Toed
Lizard Habitat Conservation Program, as adopted by the City.
36. Provisions shall be made to comply with the provisions and
requirements of the City's adopted Infrastructure Fee Program in
effect at the time of issuance of building permits.
37. 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
Department, Building or Engineering Divisions.
38. Applicant shall submit plans for street lighting along roads, if
any, for review and approval by the Planning Department.
39. Prior to issuance of building permits, building setbacks,
engineering design, orientation of buildings, and noise barriers
shall be used to reduce noise impacts from existing and future
nearby streets to within State standards. A noise study shall be
prepared by a licensed Acoustical Engineer and submitted to the
Planning Department for review prior to recordation of a final
map,. The study should concentrate on noise impacts from perimeter
arterial traffic on the development and alternative mitigation
techniques. Design of perimeter street parkway areas shall
incorporate to the fullest extent the use of berming and land-
scaping techniques so as to avoid the closed or isolated
impression given by walled -in developments.
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.
�* 0.111w =C4alli)"aY
PLANNING COMMISSION MEETING
DATE: MARCH 8, 1988
APPLICANT/
OWNER: DALE & SANDRA THORNBURGH
PROJECT: REFERRAL FROM THE PLANNING DIRECTOR REGARDING
TENTATIVE PARCEL MAP NO. 23383
LOCATION: NORTH SIDE OF CALLE FORTUNA, +300 FEET EAST
OF DESERT CLUB DRIVE ( SEE ATTACHMENT #1)
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL (TWO TO FOUR UNITS
PER ACRE)
EXISTING ZONING: SR (SPECIAL RESIDENTIAL, 7,200-SQUARE-FOOT
MINIMUM LOT SIZE WITH SPECIAL DESIGN
GUIDELINES)
ENVIRONMENTAL
CONSIDERATIONS: THE PROPOSED PARCEL MAP DIVISION IS EXEMPT
FROM ENVIRONMENTAL REVIEW UNDER THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA),
PURSUANT TO GOVERNMENT CODE SECTION 15315.
PROJECT
DESCRIPTION:
THE APPLICANT PROPOSES RE -SUBDIVISION OF TWO
EXISTING PARCELS INTO THREE PARCELS, FOR THE
PURPOSE OF CONSTRUCTING SINGLE-FAMILY
RESIDENCES ON EACH PARCEL (REFER TO
ATTACHMENT #2). THE EXISTING LOTS ARE PART
OF THE DESERT CLUB TRACT, UNIT #1, WHICH WAS
RECORDED IN THE LATE 1930s.
PROJECT DENSITY:
3.56 UNITS PER ACRE (GROSS)
EXISTING
Lot 4 Lot 5 Average
LOT SIZES:
Acreage .358 .485 .4215
Sq.Ft. 15,600 21,120 18,860
PROPOSED
Parcel 1 Parcel 2 Parcel 3 Average
LOT SIZES:
Acreage .23 .226 .387 .281
Sq.Ft. 10,018+ 9,845+ 16,858+ 12,573+
(ATTACHED IS A COPY OF LOT SIZES FRONTING
CALLE FORTUNA.)
MR/STAFFRPT.034 -1-
E
CIRCULATION: CALLE FORTUNA EXISTS AS A 50-FOOT
RIGHT-OF-WAY PUBLIC STREET. THE LA QUINTA
GENERAL PLAN STANDARD FOR LOCAL STREETS IS A
60-FOOT RIGHT-OF-WAY WITH 40-FOOT
CURB -TO -CURB WIDTH
PLANNING DIRECTOR REFERRAL CONCERNS:
On February 29, 1988, the Planning Director, during a
Director's Public Hearing, received testimony regarding
concerns on reduction of lot sizes and community area
identity. A petition was submitted (attached) requesting
denial of the parcel map. Mr. Dean Joost (78-150 Calle Cadiz)
submitted the petition objecting to lot sizes and aesthetic
concerns. Mrs. Dora Bogeman (78-155 Calle Fortuna) concurred
with the consensus identified by Mr. Joost and also identified
traffic/parking problems.
The Director found that:
1. The parcel map is consistent with the General Plan,
in that is within the 2-4 dwelling unit range; and,
2. The parcel map is consistent with the zoning which
provides for minimum lot sizes of 7,200 square feet.
The Director determined that the non -technical concern raised
regarding community area identity is a policy matter and better
resolved by the Planning Commission. The policy matter was
then referred to the Planning Commission for determination.
The following analysis addresses the technical concerns of the
parcel map, not the above -noted policy question.
ANALYSIS:
1. The proposed parcel map is a Schedule F Land Division
according to La Quinta Municipal Code, Section
13.28.370. Section 13.28.290 B. provides that parcel
maps of four or less parcels are not required to install,
nor agree to install, required improvements, unless
certain findings are made. Due to the nature of the
request, these findings are not appropriate for this
division. Any other improvements which might be
necessary would have to be noticed by certificate on the
final parcel map.
2. As previously noted, Calle Fortuna is a 50-foot wide
public right-of-way, but is designated in the La Quinta
General Plan as a 60-foot width. Two questions arise
relative to this:
a. Is it appropriate or necessary to require the
additional dedication; and,
MR/STAFFRPT.034 -2-
b. Would it be appropriate to require improvements to
Calle Fortuna, regardless of the width
determination?
In regard to the first question, past City practice in
this area has been to require an increased setback of 25
feet at the front yard, in order to provide for
acquisition of additional right-of-way if it were deemed
necessary. In light of the small number of parcels,
limited circulation flow and the minimal traffic which
would be generated in and through the area, it appears
unwarranted at the present time to require the additional
right-of-way. The City should, however, continue to
allow for the possibility of increased right-of-way needs
due to Village traffic restrictions, increased parking
needs, increased possibility for service delivery and
emergency vehicle access, etc. A recommended condition
provides for either dedication or by providing an
increased setback area.
Relative to improvements, the uncertainty of the final
street width (i.e., 60- versus 50-foot right-of-way) and
accompanying design dictate that improvements should not
be required at the present time. It would not serve to
benefit the area circulation and probably would restrict
drainage and increase runoff, causing additional flooding
and maintenance problems.
FINDINGS:
1. The design and improvement of Parcel Map 23383 is
consistent with the goals and policies of the La
Quinta General Plan and the standards of the
Municipal Zoning and Land Division Ordinances,
subject to conditions.
2. The subject site is physically suitable for
development in accordance with the land division
design, zoning standards, and the La Quinta General
Plan.
3. Approval of Parcel Map 23383 subject to conditions
will allow for orderly expansion of the adjacent
public street system.
4. The design of the land division will not cause
public health problems and will not conflict with
existing public easements.
MR/STAFFR.PT.034 -3-
0
COMMISSION ACTION:
Subsequent to the Director's Hearing, Staff contacted the City
Attorney to discuss options which might be available in taking
action on this matter. He advises that, when a proposed parcel
map meets the minimum development standards and is consistent
with the General Plan, the grounds for denial are questionable.
It would appear that little interpretation room is left to
consider the concerns of neighborhood residents, and that with
the information in hand, the City is obligated to authorize the
parcel map -
By referral of this matter, Staff did save the objecting
parties the cost of appeal fees to reach this point, but as our
legal advise would direct, the decision in this case is limited
to technical compliance, rather than neighborhood aspiration
for lot sizes.
By minute motion, it is recommended that the Planning
Commission approve Parcel Map No. 23383, with the findings
contained in this report and subject to Conditions 1 through 6,
as attached.
attachments: 1. Location Map
2. Parcel Map No. 23383
MR/STAFFRPT.034 -4-
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CASE MAP
CASE No. PARCZL M.*P * 233 63 :
LOCATION MAP
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CONDITIONS OF APPROVAL
PARCEL MAP NO. 23383
DALE & SANDRA THORNBURGH
PROPOSED FEBRUARY 29, 1988
GENERAL:
Tentative Parcel Map No. 23383
standards and requirements of
Act and the City of La Quinta
unless otherwise modified by the
shall comply with the
the State Subdivision Map
Land Division Ordinance,
following conditions.
2. This tentative parcel map approval shall expire two years
after the map's first approval date on February 29, 1988
(by the Planning Director), unless approved for extension
as provided for by the City of La Quinta Land Division
Ordinance.
SITE PLAN:
The final map shall conform substantially with the
approved tentative map as contained in the Planning and
Development Department's file for Tentative Parcel Map
No. 23383, and the following conditions of approval,
which conditions shall take precedence in the event of
any conflict with the provisions of the tentative parcel
map.
The Applicant shall comply with one of the following for
street requirements as they apply to Tentative Parcel Map
No. 23383:
a. Dedicate right-of-way for half -width improvements
for Calle Fortuna, in accordance with General Plan
standards for local streets (60-foot right-of-way,
40-foot curb -to -curb width) in effect at the time
of recordation.
b. All future development for each parcel created
shall maintain an additional five-foot setback from
the Calle Fortuna right-of-way, in conjunction with
front yard setback requirements for the zoning
district. This shall be noted on the face of the
final parcel map.
PUBLIC UTILITIES AND SERVICES:
The Applicant shall comply with the following
requirements of the Coachella Valley Water District
(CVWD).
MR/CONAPRVL.020 -1-
6.
a. The site shall be annexed to CVWD Improvement
District No. 55 for sanitation service.
The Applicant shall comply with the following
requirements for utility easements:
a. Prior to submittal of the final map for plan check,
the Applicant shall coordinate with all utility
companies (including, but not limited to, gas,
water, sewer, and electricity) to ensure that
adequate provisions are made for on- and off -site
easements for the provision of future facilities.
Written authorization shall be submitted at the
time of final map submittal.
b. All easements shall be shown on the final record
map. No easements shall be granted or recorded
over any portion of the site prior to the
recordation of final Parcel Map No. 23383, without
the prior written approval of the City Engineer.
MR/CONAPRVL.020 -2-
ADDRESS APN NUMBER LOT/BLOCK SQ.FT.+
51-289 Desert Club Dr.
769-104-001
1/8
10,694
78-150 Calle Fortuna
769-104-002
2/8
11,729
-170
-003
3/8
13,248
-190
-004
4/8
15,600
-200
-005
5/8
21,120
-222
-006
6/8
29,620
-235
-007
7/8
15,458
-133
-105-001
1/6
17,750
-155
-002
2/6
16,200
-175
-003
3/6
14,750
-195
-004
4/6
17,760
-225
-005
5/6
13,880
78-220 Calle Cadiz
769-105-010
6/6
13,880
-190
-009
7/6
17,760
-170
-008
8/6
14,750
-150
-007
9/6
16,200
----
-106-001
8/5
14,212
-135
-002
7.5
10,201
-155
-003
6/5
11,666
-175
-004
5/5
13,050
-195
-005
4/5
15,600
-215
-006
3/5
20,723
-235
-007
2/5
29,359
-255
-088
1/5
15,786
MR/DOCJH.014 -1-