1990 03 27 PCPLANNING COMMISSION - CITY OF LA OUINTA
A Regular Meeting to be Held at the
La Quinta City Hall, 78-105 Calle Estado,
La Quinta, California
March 27, 1990 - 7:00 P.M.
CALL TO ORDER - Flag Salute
ROLL CALL
**NOTE**
ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE
CONTINUED TO THE NEXT COMMISSION MEETING.
Beginning Resolution No. 90-012
Minute Motion No. 90-010
HEARINGS
1. Item ................ TENTATIVE TRACT 24950, AMENDMENT #1
Applicant ........... CHONG LEE
Location ............ NORTHEAST CORNER OF MILES AVENUE
AND DUNE PALMS ROAD
Request ............. TO AMEND CONDITION OF APPROVAL #33
Action .............. Resolution 90-
2. Item ................
ZONING ORDINANCE AMENDMENT 89-009
Applicant ...........
CITY OF LA QUINTA
Request .............
REVISION OF THE CURRENT FENCING
REGULATIONS WITHIN SR ZONE
Action ..............
RESOLUTION 90-
3. Item ................
CHANGE OF ZONE 90-053 &
TENTATIVE TRACT 25691
Applicant ...........
RICHARD DENMAN
Request .............
CHANGE OF ZONE FROM R-1 12000/PD
TO R-1 & CREATION OF 39 SINGLE
FAMILY LOTS ON 9+ ACRES
Location ............
NORTH SIDE OF MILES AVENUE 1/4 MILE
WEST OF JEFFERSON STREET
Action ..............
Resolution No. 90-
BJ/AGENDA3.20
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.
Persons wishing to address the Planning Commission under
Public Comment and scheduled Agenda items should use the
form provided. Please complete one form for each item
you intend to address and submit the form to the Planning
Director 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.
CONSENT CALENDAR
Minutes of the regular Planning Commission meeting held
March 13, 1990.
BUSINESS SESSION
1
2
Item................
Applicant ...........
Request.............
Location ............
Action..............
TENTATIVE TRACT 24774
VISTA DEVELOPMENT CO. (FURMAN)
APPROVAL OF A MINOR CHANGE TO A
PREVIOUSLY APPROVED TENTATIVE
TRACT MAP
NORTHWEST CORNER OF 54th AVENUE
AND MADISON STREET
Resolution No. 90-
Item................. USE INTERPRETATION
COVERED STRUCTURE
Action ............... Minute Motion No.
40):7
OTHER - Presentation by Mr. Bill Brown on the activities of
the Thermal Airport.
ADJOURNMENT
ITEMS FOR MARCH 26, 1990, 4:00 P.M. STUDY SESSION
"DISCUSSION ONLY"
1. Showing of La Quinta video.
2. All Agenda items.
3. Identification of future Commission Agenda items.
BJ/AGENDA3.20 - 2 - +. Win
,6
ITEMS IDENTIFIED FOR FUTURE AGENDAS
a. Downtown Parking District
b. Height limits along Washington Street
C. PGA West Specific Plan
d. Commercial Noise Study
e. Life safety support design, including access and
circulation, public and private
f. Discussion regarding forming committee to up -grade Cove
BJ/AGENDA3.20 - 3 - 1!1]3
PH-1
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: MARCH 27, 1990
APPLICANT: CHONG B. LEE
ENGINEER: FERGUSON ENGINEERING
PROJECT: TENTATIVE TRACT 24950 AMENDMENT NO. 1
PROPOSED AMENDMENT OF CONDITION OF
APPROVAL #33.
PROJECT
LOCATION: NORTH EAST CORNER OF MILES AVENUE
AND DUNE PALMS ROAD
(SEE ATTACHMENT NO. 1)
ENVIRONMENTAL
ASSESSMENT: A PRIOR ENVIRONMENTAL DETERMINATION WAS
PREPARED AND ADOPTED FOR TENTATIVE TRACT
NO. 24950. NO EXTENSIVE CHANGES ARE PROPOSED;
THEREFORE ADDITIONAL ENVIRONMENTAL REVIEW IS
NOT WARRANTED FOR THIS AMENDMENT REQUEST.
BACKGROUND
On September 12, 1989, the Planning Commission recommended
approval of Tentative Tract 24950 to the City Council.
Subsequently, the City Council approved Tentative Tract 24950
on October 3, 1989. (See Attachment 42, approved Tentative
Tract Map with surrounding area).
The Applicant has now submitted a request to change Condition
of Approval No. 33 regarding signalization costs. (See
Attachment #3, Applicants letter) Condition of Approval #33
presently reads as follows:
1133. The Applicant shall pay a twenty-five percent share
of all fees necessary for signalization costs at
the corner of Miles Avenue and Dune Palms Road."
ANALYSIS
The Applicant is requesting a reduction
signalization costs. The Engineering
recommended that Mr. Lee be conditioned
signalization fee. The balance of the fee,
obtained from the developer of the +9 acre
to the east of Tentative Tract 24950. Please
Tract 25691, which is to the east, is also
March 27, 1990, Planning Commission meeting.
in the 25% fee for
Department has
for 18.75% of the
6.25%, will be
parcel (TT 25691)
note, Tentative
on the agenda for
CS/STAFFRP'T. 004
RECOMMENDATION
Adopt Planning Commission Resolution No. 90- recommending
to the City Council that Condition of Approval #33 be amended
as follows:
1133. The Applicant shall pay a 18.75% share of all fees
necessary for signalization costs at the corner of
Miles Avenue and Dune Palms Road."
ATTACHMENTS-
1. Locality Plan
2. Tentative Tract 24950 with surrounding area.
3. Letter from Mr. Chong Lee dated March 2, 199�0.
4. Proposed Planning Commission Resolution No. 90-
CS/STAFFRPT.004 -2- �!IJ
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ATTACHMENT No. 1
RIVERSIDE COUNTY
LA QUINTA
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ATTACHMENT No. 3
MARCH 2, 1990
CHONG BOM LEE
856 S. CRENSHAW BLVD.
LOS ANGELES, CA 90005
CITY OF LA QUINTA
PLANNING & DEVELOPMENT
ATTN: MR. JERRY HERMAN,
78105 CALLE ESTADO
LA QUINTA, CA 92253
DEPT.
PLANNING DIRECTOR
LIAR 0 7 1990
0111 ur LA yuINTA
PLANNING & DEVELOPMENT DEPT.
SUBJECT: TENTATIVE TRACT 24950, PETITION FOR REDUCTION OF FEES
FOR PROPOSED SIGNALIZATION AT THE MILES AVENUE/DUNE
PALMS ROAD INTERSECTION.
DEAR MR. HERMAN,
DUE TO ADDITIONAL SUBDIVISION MAPS CURRENTLY BEING FILED IN THE SAME QUARTER —
QUARTER SECTION AS THE SUBJECT TRACT, I RESPECTFULLY REQUEST SOME APPROPRIATE
RELIEF FROM THE FULL TWENTY—FIVE PERCENT SHARE IMPOSED ON ME PER CONDITION NO.
33. I UNDERSTAND THAT SUCH A REQUEST MIGHT BE GRANTED BY CITY COUNCIL IN LIGHT
OF THE CURRENT ACTIVITY IN THE AREA AND POSSIBLE OTHERWISE DUPLICATION OF
PROPOSED FEES IN THE SAME QUADRANT.
THANK YOU FOR YOUR CONSIDERATION.
SINCERELY,
CHONG B. LEE
(1gs.s,
PLANNING COMMISSION RESOLUTION NO. 90-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
CONCURRENCE WITH THE ENVIRONMENTAL
ANALYSIS & APPROVAL OF TENTATIVE TRACT
24950 AMENDMENT #1 AMENDING CONDITION
OF APPROVAL NO. 33
CASE NO. TT 24950 AMENDMENT #1 - CHONG B. LEE
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 27th day of March, 1990, hold a
duly -noticed Public Hearing to consider the request of Chong B.
Lee to amend Condition of Approval No. 33 of Tentative Tract
24950, generally located at the northeast corner of Miles
Avenue and Dune Palms Road, more particularly described as:
THE SOUTHWEST QUARTER OF THE
SOUTHWEST QUARTER OF THE NORTHEAST
QUARTER OF SECTION 20, TOWNSHIP 5
SOUTH, RANGE 7 EAST, SAN BERNARDINO
BASE AND MERIDIAN;
WHEREAS, said tentative map has complied with the
requirements of "The Rules to Implement the California
Environmental Quality Act of 1970" (County of Riverside,
Resolution No. 82-213, adopted by reference in City of La
Quinta Ordinance No. 5), in that the Planning Director
conducted an initial study, and has determined that the
proposed tentative tract will not have a significant adverse
impact on the environment; and,
WHEARAS, mitigation of various physical impacts
have been identified and incorporated into the approval
conditions of Tentative Tract 24950 Amendment 41.
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. 24950, as amended and
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.
CS/RESOPC.005 -1-
2. That the subject site has a rolling topography
because of the sand dunes with the west/central
area being the lowest part of the site. 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. 24950
Amendment 41 may cause substantial environmental
damage or injury to the wildlife habitat of the
Coachella Valley Fringe -Toed Lizard, but mitigation
measures in the form of fees for a new habitat area
will lessen this impact.
4. That the design of the subdivision, as
conditionally approved, will be developed with
public sewers and water, and, therefore, is not
likely to cause serious public health problems.
5. That the design of Tentative Tract Map No. 24950
Amendment #1 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. 24950
Amendment #1, as conditioned, providers for adequate
maintenance of the landscape buffer areas.
7. That the proposed Tentative Tract No. 24950
Amendment #1, as conditioned, provides storm water
retention, park facilities, and noise mitigation.
8. That general impacts from the proposed tract were
considered within the MEA prepared and adopted in
conjunction with the La Quinta General Plan.
WHEREAS, in the review of this Tentative Tract Map,
the Planning Commission has considered the effect of the
contemplated action of the housing needs of the region for
purposes of balancing the needs against the public service
needs of the residents of the City of La Quinta and its
environs with available fiscal and environmental resources;
CS/RESOPC.005 -2-
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 that a
new Environmental Assessment is not needed, and
Environmental Assessment No. 89-138 approved with
the initial Tentative Tract Map is adequate.
3. That it does hereby recommend approval to the City
Council of the subject Tentative Tract Map No.
24950 Amendment #1 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 27th day of
March, 1990, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN':
JOHN WALLING, Chairman
ATTEST:
JERRY HERMAN, Planning Director
CS/RESOPC.005 -3- A., 1111
PLANNING COMMISSION RESOLUTION NO. 90-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE 'TRACT MAP NO. 24950 AMENDMENT #1
MARCH 27, 1990
* AMENDED BY PLANNING COMMISSION ON MARCH 27, 1990
A. GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map No. 24950 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 City shall retain a qualified archaeologist,
with the Developer to pay costs, to prepare a
mitigation and monitoring plan for artifact
location and recovery. Prior archaeological
studies for this site as well as other unrecorded
information, shall be analyzed prior to the
preparation of the plan.
The plan shall be submitted to the Coachella Valley
Archaeological Society (CVAS) for a two -week review
and comment period. At a minimum, the plan shall:
1) identify the means for digging test pits; 2)
allow sharing the information with the CVAS; and 3)
provide for further testing if the preliminary
result show significant materials are present. The
final plan shall be submitted to the Planning and
Development Department for finial review and
approval.
Prior to the issuance of a Grading Permit, the
Developer shall have retained a qualified cultural
resources management firm and completed the testing
and data recovery as noted in the plan. The
management firm shall monitor the grading activity
as required by the plan or testing results. 0,,,. 0 )
b
CS/CONAPRVL.003 -1-
A list of the qualified archaeological monitor(s),
cultural resources management firm employees, and
any assistant(s)/ representative(s), shall be
submitted to the Planning and Development
Department. The list shall provide the current
address and phone number for each monitor. The
designated monitors may be changed from time to
time, but no such change shall be effective unless
served by registered or certified mail on the
Planning and Development Department.
The designated monitors or their authorized
representatives shall have the authority to
temporarily divert, redirect or halt grading
activity to allow recovery of resources. In the
event of discovery or recognition of any human
remains, there shall be no further grading,
excavation or disturbance of the site or any nearby
area reasonably suspected to overlie! adjacent human
remains until appropriate mitigation measures are
completed.
Upon completion of the data recovery, the developer
shall cause three copies of the final report
containing the data analysis to be prepared and
published and submitted to the Planning and
Development Department.
5. The Developer of this subdivision of land shall
cause no easements to be granted or recorded over
any portion of this property between the date of
approval by the City Council and the date of
recording of the final map without the approval of
the City Engineer.
Traffic and Circulation
6. The Applicant shall construct or bond for half
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.
CS/CONAPRVL.003 -2- il�_3
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 cross slope to centerline,
plus joins. Dune Palms Road shall be
designed for ultimate grade from Fred Waring
Drive to Miles Avenue, and constructed
adjacent to Tract 24950, 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 24950, with a six-foot
sidewalk and two -percent slope. Cul-de-sacs
shall be designed for a 50-foot right-of-way
with 36-foot width curb-t.o-curb and a
five-foot utility easement on both sides of
the street. The cul-de-sac turnaround shall
be per City standards. Lot "A" shall be
designed for a 60-foot right-of-way, with a
curb -to -curb width of 40 feet.
Any variations to the approved street system
design sections shall be subject to review
and approval by the Public Works Department.
7. 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
8. Prior to final map approval by the City Council,
the Applicant shall submit a proposal to the
Planning Commission, for recommendation to the City
Council, for meeting parkland dedication
requirements as set forth in Section 13.24.030, La
Quinta Municipal Code. The proposal for dedication
shall be based upon a dedication requirement of
0.32 acres, as determined in accordance with said
Section.
9. A noise study shall be prepared by a qualified
acoustical engineer, to be submitted to the
Planning and Development Department for review and
approval prior to final map approval. The study
shall concentrate on noise impacts on the tract
from perimeter arterial streets, and recommend
alternative mitigation techniques. Recommendations
of the study shall be incorporated into the tract
design. The study shall consider use of building
setbacks, engineering design, building orientation,
noise barriers (berming and landscaping, etc.), and.,
CS/CONAPRVL.003 -3-
other techniques so as to avoid the isolated
appearance given by walled developments.
10. Tract phasing plans, including phasing of public
improvements, shall be submitted for review and
approval by the Public Works Department and the
Planning and Development Department.
11. Owner shall execute and record a "Declaration of
Dedication" in a form acceptable to the City and
offering the dedication of drainage retention
basin(s) and hardscape buffer areas to the City for
future acceptance and maintenance. In the interim,
the owners shall maintain the basin(s) and
perimeter landscaping and provide bond assurance
accordingly.
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 and
Highways Code, Section 5820 et seq.) or the
Lighting and Landscaping Act of 1972 (Streets
and Highways 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 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.
CS/CONAPRVL.003 -4-
rrj 5
(3) Ten -foot perimeter parkway lot along
Dune Palms Road.
13. The Applicant shall submit complete detail
architectural elevations for all units, for
Planning Commission review and approval as a
Business Item. The architectural standards shall
be included as part of the CC & Rs.
14. Prior to recordation of a final map, the Applicant
shall pay the required mitigation fees for the
Coachella Valley Fringe -Toed Lizard Habitat
Conversion Program, as adopted by the City, in the
amount of $600 per acre of disturbed land.
15. The approval herein contemplated by the City
Council is related to Change of Zone No. 89-047,
and no final map of the proposed subdivision shall
be recorded prior to the effective date of an
ordinance changing the official zoning
classification of the subject property to R-1.
Grading and Drainage
16. 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.
17. The Applicant shall submit a copy of the proposed
grading, landscaping, and irrigation plans to
Coachella Valley Water District f-or review and
comment with respect to CVWD's water management
program.
18. 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.
19. Any earthwork on contiguous properties required a
written authorization from the owner(s) (slope
easement) in a form acceptable to the City Engineer.
CS/CONAPRVL.003 -5-
20. 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-foot
water depth shall be fully fenced (security) with
lockable gate(s). The location of the retention
basin is subject to approval by the City Engineer
and the Planning and Development Department. If
the Applicant is unable to retain all run-off from
the 100-year storm, he shall obtain a letter from
the landowner receiving the flow stating that he
accepts the flow and release the Applicant from his
responsibilities to retain said flow.
Traffic and Circulation
21. Applicant shall comply with the following
requirements of the Public Works Department:
a. The Applicant shall dedicate all necessary
public street and utility easements as
required, including all corner cutbacks.
b. The Applicant shall submit street improvement
plans that are prepared by a registered civil
engineer. Street improvements, including
traffic signs and markings and raised median
islands (if required by the: City General
Plan), shall conform to City standards as
determined by the City Engineer and adopted
by the La Quinta Municipal Code (three-inch
AC over four -inch Class 2 Bare minimum for
residential streets).
C. Street name signs shall be furnished and
installed by the Developer in accordance with
City standards.
22. Applicant shall dedicate, with recordation of the
tract map, access rights to Miles Avenue and Dune
Palms Road for all individual parcels which front
or back-up to those rights -of -way.
23. The Applicant shall obtain a 10-foot right-of-way
easement over the property to the east of the
subject site, alongside Lot "B", for street
construction and emergency parking purposes unless
an alternative arrangement is approved by the
Engineering Department.
CS/CONAPRVL.003 -6- (I�
Tract Design
24. A minimum 20-foot and 10-foot landscaped setback
shall be provided along Miles Avenue and Dune Palms
Road respectively. Design of the setbacks shall be
approved by the 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.
25. 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
26. Prior to issuance of any grading permits, the
Applicant shall submit to the Planning and
Development Department an interim landscape program
for the entire tract, which shall be for the
purpose of wind erosion and dust control. The land
owner shall institute blowsand and dust control
measures during the grading and site development.
These shall include but not be limited to:
a. The use of irrigation during any construction
activities;
b. Planting of cover crop or vegetation upon
previously graded but undeveloped portions of
the site; and
C. Provision of wind breaks or wind rows,
fencing, and/or landscaping to reduce the
effects upon adjacent properties and property
owners. The land owner shall comply with
requirements of the Director of Public Works
and Planning and Development. All
construction and graded areas shall be
watered at least twice daily while being used
to prevent the emission of dust and blowsand.
CS/CONAPRVL.003 -7- + ��
27. Graded but undeveloped land shall be maintained in
a condition so as to prevent a dust and blowsand
nuisance and shall be either planted with interim
landscaping or provided with other wind and water
erosion control measures as approved by the
Planning and Development and Public Works
Departments.
28. 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.
29. 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 (five trees on
a corner) and an irrigation system.
C. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE
ISSUANCE OF BUILDING PERMITS
30. 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
0
0
0
0
0
City Fire Marshal
City of La Quinta Public Works Department
Planning and Development Department, Planning
Division
Coachella Valley Water District
Desert Sands Unified School District
Imperial Irrigation District
CS/CONAPRVL.003 -8- �''(
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.
31. 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.
32. Seventy-five percent of dwelling units within
150-feet of the ultimate right-of-way of Miles
Avenue shall be limited to one story, not to exceed
20-feet in height. The Applicant shall submit to
the Planning and Development Department for the
approval a drawing showing the location of any
units higher than one story located along Miles
Avenue frontage.
* 33. The Applicant shall pay a 18.75 percent share of
all fees necessary for signalizati.on costs at the
corner of Miles Aenue and Dune Palms Road.
34. 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.
35. The Developer shall construct landscaping and
irrigation systems for drainage retention basin(s)
and perimeter areas. The Developer shall maintain
the drainage basin(s) and perimeter areas for one
year following dedication acceptance by the City.
36. Prior to the issuance of a grading permit, the
Applicant shall prepare and submit a written report
to the Planning and Development Director
demonstrating compliance with those conditions of
approval and mitigation measures of 'T 24950 and EA
89-138, which must be satisfied prior to the
issuance of a grading permit. Prior to the
issuance of a building permit, the Applicant shall
prepare and submit a written report Ito the Planning
and Development Director demonstrating compliance
with those conditions of approval and mitigation
measures of EA 89-138 and TT 24950 which must be
satisfied prior to the issuance of a building
permit. Prior to final building inspection
approval, the Applicant shall prepare and submit a
written report to the Planning and Development
Director demonstrating.;
CS/CONAPRVL.003 -9-
compliance with all remaining conditions of
approval and mitigations measures of EA 89-138 and
TT 24950. The Planning and Development Director
may require inspection or other monitoring to
assure such compliance.
Traffic and Circulation
37. The termination point of the street shown as Lot
"B" on Exhibit A (Tentative Tract Map), shall be
barricaded to the satisfaction of the Public Works
Department. If the road network for the adjoining
tracts have been constructed and completed, then
the above streets shall be constructed to connect
with these subdivisions, in accordance with the
approved street improvement plans and the
requirements of the City Engineer.
Public Services and Utilities
38. The Applicant shall comply with the requirements of
the City Fire Marshal.
39. 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.
40. All on -site and off -site utilities will be
installed underground 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.
CS/CONAPRVL.003 -10-
PH-2
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: MARCH 27, 1990
APPLICANT: CITY INITIATED
PROPOSAL: CASE NO. ZOA 89-009 AMENDMENT OF A SECTION
OF THE MUNICIPAL CODE (ZONING ORDINANCE) REGARDING
FENCING REQUIREMENTS IN THE SPECIAL RESIDENTIAL
SINGLE-FAMILY (S-R) ZONE
BACKGROUND:
The issue of fencing has been before the Commission on four
prior occasions. At the Public hearing on July 11, 1989, the
Commission recommended approval. However, the City Council at
their September 19, 1989 meeting identified a number of
concerns regarding the proposed regulations. Some of these
concerns are as follows:
- Combination fencing
- Varied setbacks with different fence heights
- Eliminate wood construction
- Split rail fencing
- Establish standards for color and material for wood fencing
- Reconstruction of damaged fencing
The concerns of Council were incorporated in the new draft
regulations (attached). Basically the regulations would
preclude wooden fences in the street and street side yards and
based upon fence height, require a certain setback. Also
construction materials & fence combinations are included.
For your comparison the original (1989) draft regulations are
attached.
This matter is now before the Planning Commission for
deliberation and further recommendation to the City Council.
ENVIRONMENTAL ANALYSIS:
Staff has prepared Environmental Assessment No. 89-134, for the
Zoning Ordinance Amendment now before the Commission. The
subject amendment would not result in a significant adverse
impact on the environment, therefore a Negative Declaration
should be filed.
CS/STAFFRPT.001 - 1 - (!:)
COMMISSION ACTION:
As this matter is a public hearing, the Commission should take
any testimony offered, and forward their recommendation by
resolution to the City Council. A draft resolution has been
provided to record the Commission action.
Attachment:
1. Draft Planning Commission Resolution
2. Excerpts from existing ordinances and requirements
.. , 11,, 3
CS/STAFFRPT.001 - 2
PLANNING COMMISSION RESOLUTION NO. 90-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
ANNOUNCING FINDINGS AND RECOMMENDING
AMENDMENT TO THE FENCING SECTION OF THE
MUNICIPAL CODE (ZONING ORDINANCE).
CASE NO. ZOA 89-009
WHEREAS, the Planning Commission of -the City of La
Quinta, California, did on the 27th day of March, 1990, hold a
duly notice public hearing to consider a City initiated
amendment to the Municipal Code (Zoning Ordinance) regarding
fencing requirements in the Special Residential Single -Family
(S-R) Zone.
WHEREAS, said Text Amendment 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
determined after initial study (Environment Assessment
No. 89-134) that the project will not have a significant
adverse impact on the environment and that a Negative
Declaration should be filed.
WHEREAS, at said public hearing and upon hearing
and considering all testimony and arguments of all interested
persons desiring to be heard, said Planning Commission did find
that the following facts exist to justify this approval of said
Text Amendment.
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 will provide for improved appearance to
single-family residential development which will in turn
improve the neighborhood.
4. The amendments will increase privacy and help mitigate
noise impacts.
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;
CM/RESO89.040 -1-
(I !4
2. That it does hereby confirm the conclusion of
Environmental Assessment No. 89-134, 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. 89-009 as contained in Exhibit "A" attached hereto.
PASSED, APPROVED, and ADOPTED at a :regular meeting
of the La Quinta Planning Commission, held on tiftis day of
, 1990, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
CHAIRMAN
ATTEST:
PLANNING DIRECTOR
CM/RESO89.040 -2-
FENCING REGULATIONS
9.42.070 F. Fencing
EXHIBIT A
1. General Requirements: Rear and side yards shall be
completely enclosed and screened by view -obscuring
fencing, walls, vegetation, planted screens, or
combinations.
Height/Location: Fencing for rear and side yards shall
be a minimum of 5-feet and a maximum of 6-feet in
height. The fence may be located on the property line.
Fencing in the front and street side yards shall be
limited as follows:
Setback Fence Height
0' - 10' setback - 4' high maximum
10.1' - 15' setback - 5' high maximum
15.1' - 20' setback - 6' high maximum
(Note: height of swimming pool fencing in front yards is
controlled by State Code and is exempt from the above
regulations. Corner setback regulations, per Chapter
9.204 must be complied with. Perimeter fencing around
tracts maybe 6-feet in height and constructed on property
line.)
Construction Material/Standards: All fencing shall
conform with the following:
a. Wood Fencing: all wood fencing shall be
constructed of #1 Cedar or Redwood boards, stained
or painted to match or complement the adjacent wall
or structure. The wood may as an alternative be
water treated and left in the natural color. The
fence boards may be erected horizontal or
vertical. Support posts shall be a minimum of 4" X
4" Cedar or Redwood placed 6-feet on center and
imbedded in concrete. Wooden fencing is permitted
in the rear or sideyard only
b.
* Exception: Split rail Cedar or Redwood fencing
is permitted within the front & street sideyards.
Ornamental Iron -Tubular Steel: Ornamental
iron/tubular steel fencing may be used along the
front or street side yards only. The iron/steel
must be painted to compliment the adjacent wall or
structure.
BJ/DOCJH.031 - 1 -
4.
C. Masonry fencing (includes block, rock, brick,
stucco): Masonry fencing is permitted in the
front, side and street sideyards. The fencing
color must compliment the adjacent wall or
structure.
d. Vegetation screens: Vegetation screens must
consist of planting materials of a suitable type,
size, spacing, so as to provide a view -obscuring
barrier within a reasonable time of planting as set
forth in the landscape plan approval, and shall be
watered by an automatic irrigation system. The
planting plan shall be approved by the Planning
Division. Vegetation screens are ;permitted in the
front, street sideyard, & side yards.
e. Chain -link fencing: Chain link fencing is
prohibited unless it is used primarily for support
as part of a Vegetation screen.
f. Combination: Combinations of the above material
maybe used for the front or street sideyard
provided that the bottom one-half must be
constructed of a masonry material. Combinations of
the masonry and wood materials may be used for the
rear and sideyards only.
g. Gates: Gates shall be constructed of ornamental
iron/tubular steel and/or #1 Cedar or Redwood
boards stained or painted to match or complement
the adjacent wall or structure.
h. Fences, walls and vegetation screens shall
generally conform with the design standards and
typical layouts contained within the Manual on
Architectural Standards, unless modified above.
Maintenance
a. All walls and fences shall be continuously
maintained in good repair, and vegetation screens
shall be continuously maintained in a healthy and
viable condition.
b. The area between the street right-of-way and any
fencing must be landscaped, have a suitable
irrigation system and be maintained by the property
owner.
BJ/DOCJH.031 - 2
PERMIT TES
FENCES, HEDGES OR WALLS
CORNER LOT
cure $'f REET
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X X 3.5' MAX. HEIGHT FENCE OR WALL
v 6' MAX. HEIGHT FENCE OR WALL
, , o-F ZOA q T, ooq GAn. Conas.
✓r (l 9302.00 Diagram
-135 A -
SITE REQUIREMENTS
FENCING
REQUIREMENTS
REAR AND SIDE YARDS MUST BE COtPLETELY ENCLOSED AND
SCREENED BY A MINIMUM FIVE (5) FOOT HIGH, VIEW -
OBSCURING FENCE, WALL, VEGETATION SCREEN, OR A
COI•iBINATION OF THESE,
PE RII'ETER CHAIN -LINK FENCING IS PROHIBITED Lf&ESS
IT IS USED PRIMARILY FOR SUPPORT AS A PART OF A
VEGETATION SCREEN,
THE REQUIRED VEGETATION SCREENS MUST CONSIST OF
PLANTS OF A SUITABLE TYPE, SIZE AND SPACING, SO AS
TO PROVIDE A VIEW -OBSCURING MIER WITHIN A
REASONABLE TIME OF PLANTING, AS SET FORTH IN THE
LANDSCAPE PLAN APPROVAL. THE SCREEN MUST BE
WATERED BY AN AUTOMATIC IRRIGATION SYSTEM.
anifnitenit s
MINIKM
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REQUIRED FENCI
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FENCES AND WALLS CAN BE A MAXIMUM OF SIX
(6) FEET HIGH ADJACENT TO ALL THE
" PROPERTY LINES, EXCEPT IN THE CORNER CItT-
BACK AREA ON CORNER LOTS WHERE THE MAXIMUM
HEIGHiT IS 36 INCHES ABOVE THE CROWN OF THE
STREET.
ALL FENCES AND WALLS MUST BE MAINTAINED IN
GOOD REPAIR, AND ALL VEGETATION SCREENS
MUST BE CONTINUOUSLY MAINTAINED IN A
HEALTHY AND VIABLE CONDITION.
20' CORNER CUTBACK AREA a 7))5 she W
be Qrw_h A by •�d� �w
9.42.080
61,4{a.D'70 gf%c t (Grp'-rfztrCiAVAs
E. Lighting. All exterior lighting shall be located
and directed so as not to shine directly on adjacent prop-
erties or otherwise create a nuisance.
o� _-�� F. Fencing.
for Ar*evta mh - 1. Rear and side yards shall be completely en-
closed and screened by view -obscuring fencing, walls, vege-
tation -planted screens, or combination thereof.
2. Fences, walls, and vegetation screens shall
generally conform with the design standards and typical lay-
outs contained within the Manual on Architectural Standards.
3. Vegetation screens must consist of planting
materials of a suitable type, size and spacing, so as to
provide a view -obscuring barrier within a reasonable time of
planting as set forth in the landscape plan approval, and
shall be watered by an automatic irrigation system. The
planting plan shall be approved by the community development
department.
4. All walls and fences shall be continuously
maintained in good repair, and vegetation screens shall be
continuously maintained in a healthy and viable condition.
(Ord. 95 Sl(part), 1986: Ord. 5 Sl(part), 1982: county
Ordinance 348 (part))
9 42 080 Building design standards. All single-family
residential uses shall be determined to be in substantial
compliance with building standards set forth in the Manual
on Architectural Standards as adopted by the Planning Com-
mission unless an adjustment is approved pursuant to Section
9.42.110B.
A. Manual on Architectural Standards. The planning
commission shall, by resolution, adopt a Manual on Architec-
tural Standards to be used as a guideline in reviewing ar-
chitectural style, exterior building materials, colors, and
similar features.
B. Architectural Variety. When houses using similar
architectural styles are located with two hundred fifty feet
of each other, exterior building elevations shall make pro-
vision for architectural variety by using different colors,
styles, roof treatments, window treatments, garage door
treatments, and similar methods.
C. Roof Material. Except for flat roof designs, roof
material shall be limited to clay and/or concrete tile.
D. Adjustment. The planning commission may approve an
adjustment to a precise plan allowing use of architectural
styles, exterior building materials, colors, and similar
features not set forth in the adopted manual when the plan-
ning commission determines that the adjustment will be com-
patible with the surrounding neighborhood. (Ord. 95 Sl
(part), 1986: Ord. 5 §1(part), 1982: county Ordinance 348
(part))
186-43 (La Quinta 6/87)
7Gl C>fL F i
Planning Commission Exhibit 'A'
Resolution No. 89-
Case No. ZOA 89-009
Amend Municipal Code (Zoning Ordinance) Chapter 9.204
follows:
as
9.204.050 Reconstruction. Notwithstanding any
provision of Chapter 9.152 to the contrary, any fence,
wall, hedge or landscaping which is destroyed or damaged
to the extent of more than 50 percent: of its total
replacement value or removed in whole or part, may not
be reconstructed, repaired, rebuilt or reestablished
unless the reconstruction, repair, rebuildina. or
reestablishing is in conformance with the requirements
and standards set forth by this Title For purposes of
this section, the portion thereof, which is in a corner
cutback area, shall be considered separately from the
rest of any fence, wall, hedge or landscaping to which it
is or was attached.
Amend Municipal Code (Zoning Ordinance) Section 9.42.070 as
follows:
F. Fencing
1. Rear and side yards shall be completely
enclosed and screened by view -obscuring
fencing, walls, vegetation -planted screens,
or combination thereof, unless modified in
Section 9.42.070 (F,2).
2. Fencing along the front property line, or in
the front yard setback area, including the
area behind the front setback in the interior
side yard area, back to where side walls
(between structure and interior side property
lines) occur, or between any structure and
side property line, or along the street side
yard setback area, or between any structures
and the rear exterior property line, shall be
constructed of a masonry product such as
block, rock, brick, stucco, etc., and/or
ornamental iron/tubular steel. Any gates in
these walls shall be constructed of
ornamental iron/tubular steel, and/or minimum
4" wide cedar or redwood boards and stained
or painted in a color to match or complement
the adjacent wall or structure.
CM/RESO89.040 -3- ('J�
3. Fences, walls, and vegetation screens shall
generally conform with the design standards
and typical layouts contained within the
Manual on Architectural Standards, unless
modified in Section 9.42.070 (F,2).
Vegetation screens must consist of planting
materials of a suitable type, size, and
spacing, so as to provide a view -obscuring
barrier within a reasonable time of planting
as set forth in the landscape plan approval,
and shall be watered by an automatic
irrigation system. The planting plan shall
be approved by the planning and Development
Department.
5. All walls and fences shall be continuously
maintained in good repair, and vegetation
screens shall be continuously maintained in a
healthy and viable condition.
CM/RESO89.040 -4- 1132
STAFF REPORT PH-3
PLANNING COMMISSION MEETING
DATE: MARCH 27, 1990
ENGINEER/
APPLICANT: FERGUSON ENGINEERING
OWNER: RICHARD L. DEMAN
PROJECT: CHANGE OF ZONE NO. 90-052; REQUEST FOR A ZONE
CHANGE FROM R-1-12000/PD TO T2-1 FOR A ±9
ACRE SITE.
TENTATIVE TRACT MAP NO. 25691; REQUEST TO
SUBDIVIDE +9 ACRES INTO 39 SINGLE-FAMILY
SALES LOTS.
LOCATION: NORTH SIDE OF MILES AVENUE 1/4 MILE WEST OF
JEFFERSON (SEE ATTACHMENT NO. 1).
GENERAL PLAN
DESIGNATION: LOW DENSITY (2-4 DU/AC)
EXISTING
ZONING: R-1-12000/PD (SINGLE-FAMILY, 12,000 SQUARE
FEET REQUIRED PER DWELLING UNIT, USED TO
DETERMINE DENSITY) - (PLANNED RESIDENTIAL
DEVELOPMENT)
ENVIRONMENTAL
CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT NO. 90-156 WAS
PREPARED IN CONJUNCTION WITH BOTH
APPLICATIONS. THE INITIAL STUDY INDICATED
THAT POSSIBLE SIGNIFICANT IMPACTS MAY OCCUR
DUE TO THE PROPOSAL, BUT MITIGATION MEASURES
MADE A PART OF THE PROJECT WILL REDUCE THESE
IMPACTS TO AN INSIGNIFICANT LEVEL; THEREFORE,
A NEGATIVE DECLARATION HAS BEEN PREPARED.
CS/STAFFRPT.002 -1-
I'33
PROJECT
DESCRIPTION: THE APPLICANT PROPOSES TO REZONE: A +9 ACRE
SITE FROM R-1-12000/PD TO R-1 (REFER TO
ATTACHMENT NO. 2). THIS CHANGE OF ZONE, IN
EFFECT, ELIMINATES THE REQUIRED MINIMUM
SQUARE FOOTAGE PER LOT, WHEN DETERMINING
DENSITY, AND PERMITS THE DENSITY TO RANGE
FROM TWO TO FOUR UNITS PER ACRE WITH MINIMUM
LOT SIZES OF 7,200 SQUARE FEET.
A TENTATIVE TRACT MAP APPLICATION HAS ALSO
BEEN FILED IN CONJUNCTION WITH THE CHANGE OF
ZONE APPLICATION, TO SUBDIVIDE THE +9 ACRE
SITE INTO 39 SINGLE-FAMILY RESIDENTIAL LOTS
INTENDED FOR SALE, WITH A PUBLIC STREET
SYSTEM (REFER TO ATTACHMENT NO. 3).
NET DENSITY: 4.24 UNITS PER ACRE (NET ACREAGE=9.20 ACRES)
LOT SIZES: MINIMUM LOT SIZE _ + 7,200 SQUARE FEET
(7200 SQUARE FOOT MINIMUM REQUIRED - SEE
CONDITIONS OF APPROVAL)
AVERAGE LOT SIZE _ + 7,807 SQUARE FEET
MAXIMUM LOT SIZE _ + 9,640 SQUARE FEET
DRAINAGE
CONSIDERATIONS: ON -SITE RETENTION OF 100-YEAR STORM FLOW
REQUIRED TO BE PROVIDED
ON -SITE
CIRCULATION: PUBLIC STREETS PROPOSED. THE ENTRANCE WILL
BE FROM DUNE PALMS VIA TENTATIVE TRACT 24950
& TENTATIVE TRACT 24208 AND MILES AVENUE VIA
TENTATIVE TRACT 24197. THE ROAD SYSTEM
ALLOWS FOR ACCESS LINKS TO FUTURE DEVELOPMENT
NORTH EAST AND WEST OF THIS PROJECT.
INTERNAL CIRCULATION CONSISTS OF A CUL-DE-SAC
SERVED BY A COLLECTOR STREET. (SEE
ATTACHMENT NO. 4)
OFF -SITE
CIRCULATION: MILES AVENUE - DESIGNATED AS A PRIMARY
ARTERIAL AT 110 FEET OF RIGHT-OF-WAY WITH AN
18-FOOT-WIDE RAISED LANDSCAPED MEDIAN.
ANALYSIS:
A. CHANGE OF ZONE NO. 90-052
1. The proposed zone change from R-1-12000/PD to R-1
effectively means eliminating the minimum square
footage required for each lot. Any development
would then only need to conform with the General
Plan density range of two to four units per net
acre.
CS/STAFFRPT.002 -2- (`jam
The net density for this application is 4.24
dwelling units per acre, which falls, just above the
upper range of the General Plan designation for
this area (2-4 dwelling units per acre). The
development character of this project will
therefore be approximately the same as envisioned
to result from development in strict accordance
with the General Plan density provision. No
General Plan adjustments are deemed necessary to
implement this proposal.
A comparison of lot sizes in the vicinity shows the
following:
LOCATION IN
TRACT # RELATION TO MIN. SIZE AVG. SIZE
TT #25691 SQ. FT. SQ. FT.
24208
North boundary
8,000
8,600
24197
East boundary
8,000
8,600
23935
Corner of
7,200
7,200
Dune Palms & Miles
24950
West boundary
7,200
7,525
25691
Same
7,200
7,807
This Tract therefore, has smaller lot size: than those
tentative tracts approved to the north and east, but larger or
similar lot sizes than the subdivision to the west and
southwest.
B. TENTATIVE TRACT NO. 25691
Access - The La Quinta General Plan states that
the minimum distance between intersections on a
primary arterial, such as Miles Avenue, should be
1200-feet. The total frontage width on Miles
Avenue between Dune Palms Road and Jefferson Street
is +2,640-feet. In accordance with the General
Plan, therefore, only one access is allowed onto
Miles Avenue between Dune Palms Road and Jefferson
Street. Tentative Tract 24197 (Jefferson Square)
to the east of the tentative tract under study has
already located an access on Miles Avenue.
Tentative Tract 25691 therefore, will not be
allowed to take direct permanent access off Miles
Avenue.
The Fire Marshal has however, required that prior
to the final building inspection of the first unit,
a publicly maintained road shall be provided to
connect the west and east ends of Lot "C".
(135
CS/STAFFRPT.002
-3-
A condition has therefore been attached to the
approval of this tentative tract requiring the
developer to construct 2 temporary or permanent
access roads to this development through the
adjacent tracts, if these tracts are not developed
prior to Tentative Tract 25691. The! developer of
Tentative Tract 25691 may obtain payment for these
access roads (if permanent) from the developer of
the surrounding tracts. The permitted temporary
access onto Miles Avenue for Model home purposes as
outlined below may be considered one of the
required access points.
2. Model Home Complex Access- Due to the fact that
the Developer of Tentative Tract 25691 does not
have direct, permanent access onto Miles Avenue a
temporary access onto Miles for Model Home purposes
will be allowed. This access point shall be
terminated upon the completion of the Model complex
use or at the end of two year, whichever occurs
first. A provision has been made to allow the
Applicant to make special application to the
Planning Commission to retain that access for a
longer period of time. Permission for extension
will depend on the development status of the tracts
surrounding Tentative Tract 25691 through which the
subject tract will obtain permanent access. The
traffic situation in that area at that point in
time will also be considered a factor.
3. Traffic Signals - A condition has been attached
to the approval of Tentative Tract 25691 requiring
the Applicant to pay for 6.250 of the proposed
traffic signals at the corner of Miles Avenue and
Dune Palms Road. The developer to the west,
Tentative Tract 24950, shall be required to pay
18.750 of the signalization fee thus together
totaling 25%.
4. Parkland Dedications - Chapter 13.24, Article II,
of the La Quinta Municipal Code sets forth
requirements for parkland dedications (see
Attachment No. 5). Based on this Chapter, .039
acres of parkland are required to be assessed to
secure an in -lieu fee. The ordinance stipulates
that a fee is required only and not a dedication of
land for subdivisions containing 50 lots or less.
The conditions of approval require the Applicant to
provide a park fee proposal to satisfy the
requirements for the parkland dedication Chapter.
CS/STAFFRPT.002 -4- ' ���
5. Environmental Considerations - Environmental
Assessment No. 90-156 considered the environmental
impacts which would be associated with development
of Tentative Tract 25691. 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.
6. Storm Water Retention - City currently requires
on -site storm water retention for all projects
which cannot provide other technically acceptable
means of storm water conveyance. The Applicant is
required to uphold any agreement made with the
developers of Tentative Tract 24950 (to the west)
regarding acceptance of storm water along Miles
Avenue.
7. Maintenance of Retention and Other Common Areas
A condition has been provided 1:o insure the
maintenance of these facilities by assessing the
individual lot owners, either by establishing a
homeowner's association or a landscape maintenance
district. These methods have also been suggested
for required landscaped setbacks along major
roadways, ie Miles Avenue.
8. Access to Surrounding Properties - Access has
been provided from this Tract to the subdivision to
the north (Tentative Tract 24208), west (Tentative
Tract 24950) and east (Tentative Tract 24197).
A 10-foot right-of-way easement will have to be
obtained from the owner of the property to the west
to enable the access road, Lot B, to be constructed
to a minimum standard width.
9. Approval of Housing Units - A condition has been
recommended for this Tentative 'Tract approval
allowing for Design Review Board and Planning
Commission review of housing elevations and floor
plans, prior to issuance of building permits.
FINDINGS:
Findings for Change of Zone No. 90-052 and Tentative Tract Map
No. 25691 can be found in the attached Planning Commission
Resolutions 90- and 90-
CS/STAFFRPT.002 -5-
RECOMMENDATION:
By adoption of attached Planning Planning Commission
Resolutions, Nos. 90- and 90- recommend to the City
Council concurrence with the environmental analysis, and
approval of Change of Zone No. 90-052 from R-1-12000/PD to R-1,
as per Exhibit "A", and Tentative Tract Map No. 25691, subject
to the attached conditions.
Attachments:
1. Location Map
2. Change of Zone Map
3. Tentative Tract Map #25691
4. Surrounding Development
5. Parkland Dedication Ordinance
6. Proposed Planning Commission
No. 90-
Resolution
7. Proposed Planning Commission Resolution
No. 90-
CS/STAFFRPT.002 -6- 1,(I�
ATTACHMENT No. 2
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�3.21.020--13.2/.03p
ATTACHMENT No. 5
Access rights may be restricted when necessary where
the ultimate right-of-way width is eighty-eight feet or
greater, except for approved access openings. (Ord. 5
S1(part), 1982: county Ordinance 460 S10.1)
-r'P ARTICLE II. DEDICATION OF LAND AND PAYMENT OF FEES
FOR PARK AND RECREATION PURPOSES
13.24.020 Authority and purpose. This article is en-
acted pursuant to the authority of Government Code Section
66477 for the purpose of requiring the dedication of land or
payment of fees, in lieu thereof, for park and recreational
purposes, as a condition to approval of a tentative map or
parcel map. (Ord. 77 S2(part), 1985: county Ordinance 460
... 'M ...9. .4v .. 'Y 'i'ic7F.,.�...�. rOik�'�"i�h:w:fJV.. 4•.. �.:. i:.N ]n�:.. s;. a:...�y ,. .:{�:--qr..S
13.24.030 Requirements. A. For residential
subdivisions of greater than fifty lots, the subdivider
shall dedicate land or pay a fee, or combination thereof, in
such ratio as recommended by the commission and approved by
the council. For residential subdivisions containing fifty
lots or less, the subdivider shall pay a fee only. All fees
shall be equivalent to three acres per one thousand popu-
lation projected to inhabit said subdivision.
-----� B. All dedications shall be equivalent to three acres
per one thousand population projected to inhabit said subdi-
vision. All fees shall be based on the average appraised
current 'market value of the undeveloped land in the subdivi-
sion as determined by the city assessor. Projected popu-
lation shall be calculated by multiplying the numbers of
units to be constructed by the average household size for
the entire city as shown on the latest federal census or a
census taken pursuant to Section 40200, Chapter 17 of Part 2
of Division 3 of Title 4.
C. Subdivisions containing less than five parcels and
not used for residential purposes shall be exempted from the
requirements of this section; provided however, that a con-
dition may be placed on the approval of such parcel map that
if a building permit is requested for construction of a res-
idential structure or structures on one or more of the par-
cels within four years the fee may be required to be paid by
the owner of each such parcel as a condition to the issuance
of such permit.
D. The provisions of this article do not apply to com-
mercial or industrial subdivisions; nor do they apply to
condominium projects or stock cooperatives which consist of
the subdivision of airspace in an existing apartment build-
ing which is more than five years old when .no new dwelling
units are added. (Ord. 77 52(part), 1985: county Ordinance
460 S10.27(B))
281-36 (La Quinta 6/87)
11':13
1
13.24.040--13.24,050
------APb13.24.040 Use of land and/or fees. All land to be
dedicated for park or recreational purposes shall be found
to be suitable by the commission and the appropriate recre-
ation agency, subject to council approval, as to locations,
parcel size and topography for the park. Park and recrea-
tional purposes may include active recreation facilities
such as playgrounds, playfields, gardens, pedestrian or bi-
cycle paths or areas of particular natural beauty, including
canyons, hilltops and wooded areas to be developed or left
in their natural state. Also included are land and facil-
ities for the activity of "recreational community garden-
ing,' which activity consists of the cultivation by persons
other than, or in addition to, the owner of such land, of
plant material not for sale. Land to be dedicated may in-
clude all or part of a proposed fac;ility.y. All fees are, to.,�
be' srse8 fgY'the purpose :df. B �T`opii�c�`' air dr.":'rehati�Titat'Ion
of existing neighborhood or community park or recreational
facilities to serve the subdivision inhabitants. (Ord. 77
52(part), 1985: county Ordinance 460 S10.27(C))
—r 13.24.050 Credits. A. If the subdivider is required
to provide park and recreational improvements to the ded-
icated land, the value of the improvements together with any
equipment located thereon shall be a credit against the pay-
ment of fees or dedication of land required by this article.
B. Planned developments and real estate developments,
as defined in Sections 11003 and 11003.1, respectively, of
the Business and_ Professions Code, shall be eligible to
receive a credit, as determined by the council, against the
amount of land required to be dedicated, or the amount of
the fee imposed, pursuant to this article, for the value of
private open space within the development which is usable
for active recreational uses. (Ord. 77 52(part), 1985:
county Ordinance 460 S10.27(D))
Chapter 13.28
IMPROVEMENTS
Sections:
13.28:010 Land diVi'sions improvement§:''
13.28.020 Plans required.
13.28.030 Improvements for subdivisions.
13.28.040 Schedule A subdivision --Generally.
13.28.050 Schedule A subdivision --Streets.
13.28.060 Schedule A subdivision --Domestic water.
13.28.070 Schedule A subdivision --Fire protection.
13.28.060 Schedule A subdivision --Sewage disposal.
-301-37 Ma Quirta 6/87)
PLANNING COMMISSION RESOLUTION NO. 90-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF A CHANGE OF ZONE FROM
R-1-12000/PD TO R-1 ON A +9-ACRE SITE.
CASE NO. CZ 90-052 - RICHARD L. DEMAN
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 27th day of March, 1990, hold a
duly -noticed Public Hearing to consider the request of Richard
L. Deman for a Change of Zone, from R-1-12000/PD to R-1 for a
+9-acre site, located on the north side of Miles Avenue
+1/4 mile west of Jefferson Street, more particularly
described as:
THE SOUTHEAST QUARTER OF THE
SOUTHWEST QUARTER OF THE NORTHEAST
QUARTER OF SECTION 20, TOWNSHIP 5
SOUTH, RANGE 7 EAST, SAN BERNARDINO
BASE AND MERIDIAN;
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
conducted an initial study, and has determined that the
proposed Change of Zone will not have a significant effect on
the environment; and,
WHEREAS, mitigation of various physical impacts
have been identified and will be incorporated into the approval
conditions for Tentative Tract 25691 in conjunction with this
Change of Zone, thereby, requiring that monitoring of those
mitigation measures be undertaken to assure compliance with
them; and,
WHEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to justify
the recommendation for approval of said Change of Zone:
1. The proposed Change of Zone to R-1 is consistent
with the goals and policies of the La Quinta
General Plan.
CS/RESOPC.002 -1- i. 11i5
2. R-1 zoning is consistent with the existing General
Plan land use designation of Low Density
Residential (2-4 dwelling units per acre).
3. Approval of this proposal will not result in a
significant adverse impact on the environment.
NOW, THEREFORE, BE IT RESOLVED by the Planning
Commission of the City of La Quinta, California, as follows:
1. That the above recitations are true and correct and
constitute the findings of the Commission in this
case;
2. That it does hereby confirm the conclusion of
Environmental Assessment No. 90-156, indicating
that the proposed Change of Zone will not result in
any significant environmental impacts, and that a
Negative Declaration should be filed;
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 on the map labeled
Exhibit A, attached hereto.
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta Planning Commission, held on this 27th day of
March, 1990, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JOHN WALLING, Chairman
ATTEST:
JERRY HERMAN, Planning Director
CS/RESOPC.002 -2- �� ^.�
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PROPERTY DESCRIPTION
THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER
OF THE NORTHEAST QUARTER OF SECTION 20, TOWNSHIP
5 SOUTH, RANGE 7 EAST, SAN BERNARDINO MERIDIAN,
ACCORDING TO THE OFFICIAL PLAT THEREOF.
EXCEPT THAT PORTION AS DESCRIBED IN THE DEED TO
THE COUNTY OF RIVERSIDE RECORDED MAY 27, 1953 IN
BOOK 1476, PAGE 83, OFFICIAL RECORDS.
F"FIj -- 9 r)q
C- .
PLANNING COMMISSION RESOLUTION NO. 90-
A RESOLUTION
OF THE CIT
RECOMMENDING
APPROVAL OF
TO ALLOW THE
SUBDIVISION
OF THE PLANNING COMMISSION
Y OF LA QUINTA, CALIFORNIA,
TO THE CITY COUNCIL
TENTATIVE TRACT NO. 25691,
CREATION OF A LAND SALES
DN A +9 ACRE SITE.
CASE NO. TT 25691 - RICHARD L. DEMAN
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 27th day of March, 1990, hold a
duly -noticed Public Hearing to consider the request of Richard
L. Deman to subdivide +9 acres into single-family development
lots for sale, generally located on the north side corner of
Miles Avenue 1/4 mile west of Jefferson Street, more
particularly described as:
THE SOUTHEAST QUARTER OF THE
SOUTHWEST QUARTER OF THE NORTHEAST
QUARTER OF SECTION 20, TOWNSHIP 5
SOUTH, RANGE 7 EAST, SAN BERNARDINO
BASE AND MERIDIAN;
WHEREAS, said tentative map has complied with the
requirements of "The Rules to Implement the California
Environmental Quality Act of 1970" (County of Riverside,
Resolution No. 82-213, adopted by reference in City of La
Quinta Ordinance No. 5), in that the Planning Director
conducted an initial study, and has determined that the
proposed tentative tract will not have a significant adverse
impact on the environment; and,
WHEREAS, mitigation of various physical impacts
have been identified and incorporated into the approval
conditions for Tentative Tract 25691, thereby requiring that
monitoring of those mitigation measures be undertaken to assure
compliance with them; and,
CS/RESOPC.003 -1-
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
recommendation for approval of said tentative tract map:
1. That Tentative Tract No. 25691, 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 southeast area
being the lowest part of the site. 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. 25691
may cause substantial environmental damage or
injury to the wildlife habitat of the Coachella
Valley Fringe -Toed Lizard, but mitigation measures
in the form of fees for a new habitat area will
lessen this impact.
4. That the design of the subdivision, as
conditionally approved, will be developed with
public sewers and water, and, therefore, is not
likely to cause serious public health problems.
5. That the design of Tentative Tract Map No. 25691
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. 25691, as
conditioned, provides for adequate maintenance of
the landscape buffer areas.
7. That the proposed Tentative Tract No. 25691, as
conditioned, provides storm water retention, park
facilities, and noise mitigation.
8. That general impacts from the proposed tract were
considered within the MEA prepared and adopted in
conjunction with the La Quinta General Plan.
CS/RESOPC.003 -2- ,.� (?1(0
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 confirm the conclusion of
Environmental Assessment No. 90-156 relative to the
environmental concerns of this tentative tract;
3. That it does hereby recommend approval to the City
Council of the subject Tentative Tract Map No.
25691 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 27th day of
March, 1990, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JOHN WALLING, Chairman
ATTEST:
JERRY HERMAN, Planning Director
CS/RESOPC.003 -3-
PLANNING COMMISSION RESOLUTION NO. 90-
CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 25691
PROPOSED MARCH 27, 1990
A. GENERAL CONDITIONS OF APPROVAL
1. Tentative Tract Map No. 25691 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 has formed
a City-wide Landscape and Lighting District and, by
recording a subdivision map, agrees to be included
in the District and to offer for dedication such
easements as may be required for the maintenance
and operation of related facilities. Any
assessments will be done on a benefit basis, as
required by law.
4. The City shall retain a qualified archaeologist,
with the Developer to pay costs, to prepare a
mitigation and monitoring plan for artifact
location and recovery. Prior archaeological
studies for this site as well as other unrecorded
information, shall be analyzed prior to the
preparation of the plan.
The plan shall be submitted to the Coachella Valley
Archaeological Society (CVAS) for a two -week review
and comment period. At a minimum„ the plan shall:
1) identify the means for digging test pits; 2)
allow sharing the information with the CVAS; and 3)
provide for further testing if the preliminary
result show significant materials are present.
CS/CONAPRVL.001 '1' J d2
The final plan shall be submitted to the Planning
and Development Department for final review and
approval.
Prior to the issuance of a Grading Permit, the
Developer shall have retained a qualified cultural
resources management firm and completed the testing
and data recovery as noted in the plan. The
management firm shall monitor the grading activity
as required by the plan or testing results.
A list of the qualified archaeological monitor(s),
cultural resources management firm employees, and
any assistant(s)/ representative(s), shall be
submitted to the Planning and Development
Department. The list shall provide the current
address and phone number for each monitor. The
designated monitors may be changed from time to
time, but no such change shall be effective unless
served by registered or certified mail on the
Planning and Development Department.
The designated monitors or their authorized
representatives shall have the authority to
temporarily divert, redirect or halt grading
activity to allow recovery of resources. In the
event of discovery or recognition of any human
remains, there shall be no further grading,
excavation or disturbance of the site or any nearby
area reasonably suspected to overlie adjacent human
remains until appropriate mitigation measures are
completed.
Upon completion of the data recovery, the developer
shall cause three copies of the final report
containing the data analysis to be prepared and
published and submitted to the Planning and
Development Department.
5. The Developer of this subdivision of land shall
cause no easements to be granted or recorded over
any portion of this property between the date of
approval by the City Council and the date of
recording of the final map without the approval of
the City Engineer.
6. A temporary road access may be provided off Miles
Avenue through to road E. 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.
CS/CONAPRVL.001 -2- O A
Primary access to the project will be through the
surrounding tracts. A drawing showing details of
this proposed temporary access point shall be
submitted to the Planning and Development
Department and Engineering Department for approval.
Traffic and Circulation
7. The Applicant shall construct or bond for half
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. The interior public street system shall be
designed pursuant to the approved Exhibit A
(tract map) for TT 25691, with a six-foot
sidewalk and two -percent slope. Lot "C"
shall be designed for a 60-foot right-of-way,
with a curb -to -curb width of 40 feet.
Cul-de-sacs shall be designed for a 50-foot
right-of-way with 36-foot width curb -to -curb
and a five-foot utility easement on both
sides of the street. The curb radius for
cul-de-sacs shall be forty-five: feet.
Any variations to the approved street system
design sections shall be subject to review
and approval by the Public Works Department.
8. An encroachment permit for work in any abutting
local jurisdiction shall be secured prior to
constructing or joining improvement:; (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 meet the parkland dedication
requirements as set forth in Section 13.24.030, La
Quinta Municipal Code by paying parkland fees
in -lieu for 0.39 acres, or as may be determined in
accordance with said Section.
o5',
CS/CONAPRVL.001 -3-
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 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 and Development Department.
12. Owner shall execute and record a "Declaration of
Dedication" in a form acceptable to the City and
offering the dedication of drainage retention
basin(s) and hardscape buffer areas to the City for
future acceptance and maintenance. In the interim,
the owners shall maintain the basin(s) and
perimeter landscaping and provide bond assurance
accordingly.
13. 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 191.1 (Streets and
Highways Code, Section 5820 et: seq.) or the
Lighting and Landscaping Act of 1972 (Streets
and Highways 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,.
� CS/CONAPRVL.001 -4- 1)1
An 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.
14. Prior to recordation of a final map„ the Applicant
shall pay the required mitigation fees for the
Coachella Valley Fringe -Toed Lazard Habitat
Conversion Program, as adopted by the City, in the
amount of $600 per acre of disturbed :Land.
15. The approval herein contemplated by the City
Council is related to Change of zone No. 90-052,
and no final map of the proposed subdivision shall
be recorded prior to the effective date of an
ordinance changing the official zoning
classification of the subject property to R-1.
Grading and Drainage
16. 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.
17. 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.
CS/CONAPRVL.001 -5
18. 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.
19. Any earthwork on contiguous properties required a
written authorization from the owner(s) (slope
easement) in a form acceptable to the City Engineer.
20. 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-foot
water depth shall be fully fenced (security) with
lockable gate(s). The location of the retention
basin is subject to approval by the City Engineer
and the Planning and Development Department. The
applicant shall uphold any agreement made with the
developer located to the west (TT 24950) regarding
acceptance of storm water along Miles Avenue.
Traffic and Circulation
21. Applicant shall comply with the following
requirements of the Public Works Department:
a. The Applicant shall dedicate all necessary
public street and utility easements as
required, including all corner cutbacks.
b. The Applicant shall submit street improvement
plans that are prepared by a registered civil
engineer. Street improvements, including
traffic signs and markings and raised median
islands (if required by the City General
Plan), shall conform to City standards as
determined by the City Engineer and adopted
by the La Quinta Municipal Code (three-inch
AC over four -inch Class 2 Base minimum for
residential streets).
C. Street name signs shall be furnished and
installed by the Developer in accordance with
City standards.
CS/CONAPRVL.001 -6- <<J
22. Applicant shall dedicate, with recordation of the
tract map, access rights to Miles Avenue for all
individual parcels which front or back-up to those
rights -of -way.
23. The Applicant shall obtain a 10-foot right-of-way
easement over the property to the east of the
subject site, alongside Lot "B", for street
construction and emergency parking purposes unless
an alternative arrangement is approved by the
Engineering Department.
Tract Design
24. A minimum 20-foot landscaped setback shall be
provided along Miles Avenue. 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. 13, unless an
alternate method is approved. by the Planning
and Development Department.
25. 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
26. Prior to issuance of any grading permits, the
Applicant shall submit to the Planning and
Development Department an interim landscape program
for the entire tract, which shall be for the
purpose of wind erosion and dust control. The land
owner shall institute blowsand and dust control
measures during the grading and site development.
These shall include but not be limited to:
a. The use of irrigation during any construction
activities;
b. Planting of cover crop or vegetation upon
previously graded but undeveloped portions of
the site; and
r/5
CS/CONAPRVL.001 -7-
C. Provision of wind breaks or wind rows,
fencing, and/or landscaping to reduce the
effects upon adjacent properties and property
owners. The land owner shall comply with
requirements of the Director of Public Works
and Planning and Development. All
construction and graded areas shall be
watered at least twice daily while being used
to prevent the emission of dust and blowsand.
27. Graded but undeveloped land shall be maintained in
a condition so as to prevent a dust and blowsand
nuisance and shall be either planted with interim
landscaping or provided with other wind and water
erosion control measures as approved by the
Planning and Development and Public Works
Departments.
28. 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 of the meandering sidewalk along
Miles Avenue. Note this sidewalk shall
meander within both the landscape buffer and
the parkway area.
C. Location and design detail of any proposed
and/or required walls.
d. Exterior lighting play.;, emphasizing
minimization of light and glare impacts to
surrounding properties.
29. 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; (five trees on
a corner) and an irrigation system.
CS/CONAPRVL.001 -8- 1. 1 0" i4
C. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE
ISSUANCE OF BUILDING PERMITS
30. 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.
31. Provisions shall be made to comply with the terms
and requirements of the Ci.ty's adopted
Infrastructure Fee Program in effect. at the time of
issuance of building permits.
32. Seventy-five percent of dwelling units within
150-feet of the ultimate right-of-way of Miles
Avenue shall be limited to one story, not to exceed
20-feet in height. The Applicant shall submit to
the Planning and Development Department for the
approval a drawing showing the location of any
units higher than one story located along Miles
Avenue frontage.
33. The Applicant shall pay a 6.25 percent share of all
fees necessary for signalization costs at the
corner of Miles Avenue and Dune Palms Road.
34. 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.
� f•
CS/CONAPRVL.001 -9- ' O
35. The Developer shall construct landscaping and
irrigation systems for drainage retention basin(s)
and perimeter areas. The Developer shall maintain
the drainage basin(s) and perimeter areas for one
year following dedication acceptance by the City.
36. Prior to the issuance of a grading permit, the
Applicant shall prepare and submit a written report
to the Planning and Development Director
demonstrating compliance with those: conditions of
approval and mitigation measures of TT 25691 and EA
90-156, which must be satisfied prior to the
issuance of a grading permit. Prior to the
issuance of a building permit, the Applicant shall
prepare and submit a written report to the Planning
and Development Director demonstrating compliance
with those conditions of approval and mitigation
measures of EA 90-156 and TT 25691 which must be
satisfied prior to the issuance of a building
permit. Prior to final building inspection
approval, the Applicant shall prepare and submit a
written report to the Planning and Development
Director demonstrating compliance with all
remaining conditions of approval and mitigations
measures of EA 90-156 and TT 25691. The Planning
and Development Director may require inspection or
other monitoring to assure such compliance.
37. The Applicant shall submit complete detail
architectural elevations for all units, for the
Design Review Board and Planning Commission review
and approval as a Business Item prior to building
permit issuance. The architectural standards shall
be included as part of the CC & Rs. The latter
shall be submitted to the Planning & Development
Department for review.
38. Prior to the final building inspection of the first
unit two publicly maintained roads shall be
provided connecting this subdivision to Dune Palms
Road, Miles Avenue or Jefferson Street. The Model
home temporary access shall be considered one of
these access points until that access is terminated
in accordance with condition number 6.
CS/CONAPRVL.001 -10 ��pa
d
Traffic and Circulation
39. The termination point of the street shown as Lot
"B" on Exhibit A (Tentative Tract Map), shall be
barricaded to the satisfaction of the Public Works
Department. If the road network for the adjoining
tracts have been constructed and completed, then
the above streets shall be constructed to connect
with these subdivisions, in accordance with the
approved street improvement plans and the
requirements of the City Engineer.
Public Services and Utilities
40. The Applicant shall comply with the requirements of
the City Fire Marshal.
41. 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.
42. All on -site and off -site utilities including any
existing power poles will be installed underground
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.
CS/CONAPRVL.001 -11- 12
MINUTES
PLANNING COMMISSION - CITY OF LA QUINTA
A regular meeting held at the La Quinta City Hall
78-105 Calle Estado, La Quinta, California
March 13, 1990
I.
II
III
7:00 P.M.
CALL TO ORDER
A. The meeting was called to order at 7:00 P.M. by
Chairman Walling. The Flag Salute was led by
Commissioner Bund.
ROLL CALL
A. Chairman Walling requested the roll call.
Present: Commissioners Zeller;, Moran, Bund,
Steding and Chairman Walling.
B. Staff Present: Planning and Development Director
Jerry Herman, Principal Planner Stan Sawa,
Department Secretary Betty Anthony.
HEARINGS
Chairman Walling turned the
Chairman Moran due to a
interest. Vice Chairman
Public Hearing as follows:
meeting over to Vice
possible conflict of
Moran introduced the
A. Tentative Tract 25237; a request of La Quinta
Joint Venture to re-subdivde +26.81 acres within
recorded Tracts 14496-6 and 14496-7, from 13
condominium lots and 127 units to 54 single family
lots for detached custom homes.
1. Planning Director Jerry Herman presented the
information contained in the Staff report, a
copy of which is on file in the Planning and
Development Department.
2. There being no questions of Staff, Vice
Chairman Moran opened the public hearing.
BJ/MIN3/13.DFT
- 1 -
Planning Commission Minutes
March 13, 1990
3. Tom Hill, representing the Applicant, La
Quinta Joint Venture, spoke briefly regarding
the project and asked the Commission to make
modifications regarding Conditions of
Approvals 45, 13, 28, and 29.
4. Mr. James Lloyd, Mr. Harry Guise, Mr. Ronald
Patton all addressed the Commission on the
matter of traffic safety due to number of
cars traveling on Obregon through the
Mazatlan gate. They stressed the need to
have the Obregon gate installed now.
5. Vice Chairman Moran closed the: public hearing
and the Commission questior.Led the Applicant
regarding the excessive traffic, the Obregon
gate, and the timing of all the gates. It
was stated by the Applicant that the funding
for the project and the street (gate)
improvements were all tied together and they
were unable to proceed until there funding
was received.
6. Discussion followed regarding the Conditions
of Approval. It was recommended that:
a. The reference to the Santa Rosa Cove
Homeowner's Association contained in
Condition #5 be deleted.
b. Condition #12.c. be amended as requested
by the Engineering Department.
C. Condition #13 be amended to reflect
"prior to Final Map" and address the
landscaping.
d. Condition #28 be amended to allow two
stories and 24-feet in height.
e. Condition #29.a. be amended to read
116-months after pulling grading permit".
f. Condition #29.b. be amended to read
117-months after pulling grading permit".
g. Condition #29.c. be amended to read
113-months after pulling grading permit"
and language to the effect that no legal
action regarding the gates would prevent
the continued construction of the
project."
7. Following the discussion, Commissioner Zelles
moved to adopt Resolution 90-010 recommending
approval of Tentative Tract 25237 subject to
the amended conditions. Commission Steding
seconded the motion and on a roll call vote
passed unanimously with Chairman Walling
abstaining.
BJ/MIN3/13.DFT - 2 - 1, 1i
Planning Commission Minutes
- March 13, 1990
Vice Chairman Moran returned the meeting to
Chairman Walling who introduced the next public
hearing.
Public Hearing for street name changes for 50th
Avenue 52nd Avenue, and 54th Avenue. A referral
of the City Council for consideration of possible
name changes for the above streets.
1. Planning Director Jerry Herman presented the
information contained in the Staff report a
copy of which is on file in the Planning and
Development Department.
2. Chairman Walling opened the public hearing.
The following addressed the! Commission in
opposition of the street name change:
Sharon Kennedy, Richard Moreno, Fred Wolfe,
Gary Stone, and Steve Rein.
3. The following addressed the Commission in
favor of the street name change:
Stormie Fairweather, Mark Simon, Howard
Nelson, Fred Rice, Jim Montgomery
4. Chairman Walling closed the; public hearing
and opened the matter I -or discussion.
Commissioner Moran pointed out that 84
signatures had been received in favor of the
name change and only 6 against. She stated
that she felt the community was in favor of
the name change, and that the suggestions
made tonight for streets to be named for
historical persons should be considered by
the Community Services Commission.
5. Commissioner Zelles stated that he had been
in favor of the name change but after
listening to those speaking tonight he felt
that the name change should not be changed.
Other areas should be considered for honoring
these men.
6. Commissioner Steding also stated that she was
not in favor of changing the names. She felt
that there were two movements. One to thank
prominent people for contributing their
talents for local causes. She felt that
everyone in the community owed their time and
energy and should not need to have streets
named after them. Second, to use public
BJ/MIN3/13.DFT - 3
Planning Commission Minutes
March 13, 1990
figure names as a commerce developer and
would be more of a fad. She felt there were
other historical names that could best be
used.
Chairman Walling suggested that a list of
names be compiled of those who had made
contributions to the City and. that streets,
parks, statues, etc., be considered for these
people.
8. Following the discussion, Commissioner Moran
moved to adopt Minute Motion 90-006 and
recommend to the City Council that 50th
Avenue be changed to Andy Williams Boulevard,
52nd Avenue be changed to Frank Capra Drive
and that the City Council request the
Community Services Commission consider names
of historical people for streets, parks,
etc. Commissioner Bund seconded the motion
and on a roll call vote passed on a 3-2 vote
with Commissionera Steding and Zelles voting
no.
IV. PUBLIC COMMENT - None
V. CONSENT CALENDAR
Commissioner Steding moved and Commissioner Moran
seconded the motion to approve the minutes of February
27, 1990, with the change to the time of adjournment.
Unanimously approved.
VI. BUSINESS SESSION
A. Tentative Tract 25389; a request of M. J. Brock &
Sons for architectural review of plans for a 254
lot subdivision generally located on the south side
of 50th Avenue and west of the La Quinta Evacuation
Channel.
1. Principal Planner Stan Sawa presented the
information contained in the Staff report, a
copy of which is on file in the Planning and
Development Department.
2. Commissioner Moran questioned the distance
from 50th Avenue for the two story units.
Following discussion, Commissioner Moran
moved to adopt Minute Motion 90-007 approving
the architectural elevations. Commissioner
Steding seconded the motion and it passed
unanimously.
BJ/MIN3/13.DFT - 4 -
JU
Planning Commission Minutes
March 13, 1990
B. Specific Plan 87-011; a request of the Washington
Square Group for a one year time extension for a
Specific Plan and Annual Review of the Specific
Plan.
1. Principal Planner Stan Sawa. presented the
information contained in the Staff report, a
copy of which is on file in the Planning and
Development Department.
2. Jamie L. Davidson, representing the Applicant
spoke regarding the Staff's concern about
Condition 410. He stated that. the deed was
in process and would be to the City within
30-days. Planning Director Jerry Herman
requested that a condition be added to the
approval that if the deed is not received
within 30-days the extension approval becomes
null and void.
3. Following discussion, Commissioner Steding
moved to adopt Resolution 90-011 recommending
approval of Specific Plan 87-011 for a one
year extension of time and approval of the
Annual Review subject to the modified
conditions and new condition. Commissioner
Moran seconded the motion and on a roll call
vote passed unanimously.
C. Environmental Conservation Committees
recommendation on the Hillside Conservation Zone.
A report of the Committee as requested by the City
Council.
Chairman Walling and Vice Chairman Moran stepped
down due to a possible conflict of interest.
Commissioner Steding chaired the item.
1. Fred Wolfe presented the extensive report of
the Committee to the Commission. The report
reflected the need to preserve the hillsides
of La Quinta from development.
2. Commissioner Steding questioned regarding the
City Attorney's responses regarding a
moratorium or inverse condemnation.
3. Commissioner Bund thanked the Committee for
their extensive work, but philosophically he
disagreed with it. Primarily because if one
person objects then you have a majority and
there are some people who own property in the
hillside who object to this. Also, in lieu
of this, he did not know how developing this
BJ/MIN3/13.DFT - 5 - 1. 1li 7
Planning Commission Minutes
March 13, 1990
D.
property would erode our O-Zone. He felt
this could be an opportunity for some very
creative developments to at least be
proposed. He felt there was a way to develop
the hillside without spoiling them and it
would be a real challenge to have the owners
do that without denying them the right to
develop their property.
4. Commissioner Steding stated she agreed with
Commissioner Bund and the Commission did
struggle with the creation of the Hillside
Ordinance and felt they had reached a good
compromise. She greatly appreciated all the
efforts of the Commission but felt the City
should consider any development that is
submitted.
5. Following discussion it was moved by
Commissioner Zelles to recommend approval of
the report to the City Council and recommend
a one year moratorium. The motion died for
lack of a second.
6. Following further discussion and applauding
the efforts of the Committee, it was moved by
Commissioner Bund to adopt Minute Motion
90-008 and forward to the City Council a
recommendation that no action be taken at
this time. Commissioner Steding seconded the
motion and it carried on a two to one vote
with Commissioner Zelles voting no.
A request for a ten foot garden wall on Washington
Street by Larry Deason.
1. Planning Director Jerry 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 regarding the height of
the fence and the Oleanders, it was moved by
Commissioner Steding and seconded by
Commissioner Moran to adopt Minute Motion
90-009 approving the block wall with the
stipulation that if the current Oleanders are
ever removed or destroyed that the owner must
plant Oleanders between the owners wall and
the perimeter wall. The motion carried
unanimously.
BJ/MIN3/13.DFT - 6
Planning Commission Minutes - March 13, 1990
VII. ADJOURNMENT
A motion was made by Commissioner Steding and seconded by
Commissioner Bund to adjourn to a regular meeting on
March 20, 1990, 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
9:08 P.M., March 13, 1990.
BJ/MIN3/13.DFT - 7 -
1169
Executive Director
Fergus A. Homme
Blue Ribbon Committee:
Howard P. Marguleas, Chairman
Leonard Firestone
Alexander Haagen III
Ernest Hahn
Edwin C. Johnsen
Karen Oppenheim
Dorothy "Jake" Whan
CHAR 12 1990
y! i OF LA t-U 1iM f ",
Friends of Thermal Airport
March 8, 1990
Planning Department
City of La Quinta
78-105 Calle Estado
La Quinta, CA. 92253
Gentlemen:
I would appreciate the opportunity of having
Mr. Bill Brown, President of the Friends of
Thermal Airport, bring your department up to
date on the great things happening at the
airport, and the effect it will have on the
Eastern Coachella Valley.
Being the progressive city that La Quinta is,
the Master Plan for the airport, is certainly
vital to your growth.
If it is at all possible, I would like to
schedule Bill for Tuesday, March 27th. I
will phone you in a wtook to confirm the
time.
Your consideration is aipreciated.
Verb truly yours,
File Homme,
Execu Director
FAH/mg
A California nonprofit public benefit corporation
56-850 Tyler Street, Thermal, CA 92274 (619) 399-1991
STAFF REPORT
PLANNING COMMISSION MEETING
BS- 1
DATE:
MARCH 27, 1990
PROJECT:
TENTATIVE TRACT 24774 (MINOR CHANGE)
LOCATION:
NORTHWEST CORNER OF 54TH AVENUE AND MADISON STREET
(PROJECT IS PRESENTLY IN UNINCORPORATED RIVERSIDE
COUNTY AREA)
APPLICANT:
VISTA DEVELOPMENT COMPANY (BUD FURMAN)
OWNERS:
BERNARD & ERNA POLIAK, ET.AL
REQUEST:
APPROVAL OF A MINOR CHANGE TO A PREVIOUSLY APPROVED
TENTATIVE TRACT MAP TO REDUCE NUMBER OF LOTS FROM
136 LOTS TO 119, ENLARGE LOT SIZES, AND RELOCATE
CVWD WELL SITE.
ENVIRONMENTAL
CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 89-127 WAS
PREPARED IN CONJUNCTION WITH THE ORIGINAL
PROJECT. THE ASSESSMENT IDENTIFIED IMPACTS
IN THE AREAS OF EARTH, WATER, UTILITIES, LAND
USE, AND HOUSING. THESE IMPACTS HAVE BEEN
IDENTIFIED AS NOT BEING SIGNIFICANT AND/OR
CAN BE MITIGATED BY REVISIONS TO PROJECT AND
IMPOSITION OF CONDITIONS OF APPROVAL;
THEREFORE, A NEGATIVE DECLARATION WAS
PREPARED. THIS MINOR CHANGE WOULD NOT CREATE
ANY ADDITIONAL IMPACTS AND THEREFORE, NO
FURTHER DOCUMENTATION IS DEEMEI) NECESSARY.
BACKGROUND:
This tentative tract was originally approved by the City
Council at their meeting on September 6, 1989. The property is
presently in the unincorporated area of the County of
Riverside. However, the property is a part of Annexation No.
5, which is being processed by LAFCO and should be complete by
June or July of this year.
ORIGINAL MAP:
The original map was approved for 136 single-family lots with a
minimum lot size of 7,200 square feet (3.7 units per acre).
Additionally, a 1.5 acre combined park area/retention basin is
approved near the 54th Avenue entry to the tract. A 13,668
square foot CVWD well site was approved at the intersection of
54th Avenue and Madison Street.
CS/STAFFRPT.003 -1-
REQUESTED MINOR CHANGE:
The change proposed increases the lot size as follows:
Minimum lot size
Maximum lot size
Average lot size
7,200 sq. feet
15,228 sq. feet
8,475 sq. feet
The increase in lot sizes reduces the lot count from 136 to 119
or 3.24 units per acre. The street configuration and access
remain the same as shown in the original map.
A further change relocates the CVWD well site to the area
adjacent to the northwest corner of the park area/retention
site.
ANALYSIS:
Conceptually, staff feels the changes are acceptable. The lot
sizes will be larger and overall density will be lower than
originally proposed and still within the 2-4 dwelling units per
acre designated by the General Plan.
By relocating the well site, the park area/retention basin site
becomes "L" shaped, thus creating an odd shaped back area
between lots 119 & 105 which could become a policing and
loitering problem area. Staff recommends this area be modified
to be eliminated or possibly be used only for retention and
fenced off.
The well site, if allowed to be relocated, will need to be
walled around all sides to mitigate impacts on adjacent lots
and on the park.
During the original approval of the tract, 110 feet of right of
way on 54th Avenue was determined to be needed. Further review
has shown that only 100 feet of total right of way (50 feet on
either side of center line) is necessary.
The Fire Marshal has submitted a revised letter which
supersedes that which was previously presented. The new
requirements will need to be complied with.
For clarification, staff would like to note that the sidewalks
on 54th Avenue & Madison Street will need to meander within the
area between the curb and perimeter wall (and not just within
parkway area).
FINDINGS:
The findings that applied to the original tract still apply to
this change and are contained in the draft resolution.
CS/STAFFRPT.003 -2- �l%�
RECOMMENDATION:
Move to adopt Planning Commission Resolution No. 90-
approving a minor change to Tentative Tract 24774, subject to
conditions.
ATTACHMENTS:
1. Location map.
2. Planning Commission staff report dated August 8, 1989.
3. Letter from Fire Marshal dated February 27, 1990.
4. Draft Planning Commission Resolution No. 90•-
CS/STAFFRPT.003 -3-
CASE NO- TT 24774 NORT
SCALE: N.T.S.
LOCATION MAP
�i it
STAFF REPORT PH-4
PLANNING COMMISSION MEETING
DATE: AUGUST 8, 1989
PROJECT: TENTATIVE TRACT 24774 (EA 89-127)
LOCATION: NORTHWEST CORNER OF 54TH AVENUE AND MADISON
STREET (PROJECT IS PRESENTLY IN
UNINCORPORATED RIVERSIDE COUNTY AREA)
APPLICANT: BUD FURMAN
OWNERS: BERNARD & ERNA POLIAK, ET.AL
REQUEST: APPROVAL TO SUBDIVIDE 40 GROSS ACRES INTO 136
SINGLE-FAMILY LOTS, ONE PARK SITE/RETENTION
BASIN, AND MISCELLANEOUS LOTS IN THE A-1-20
ZONE (RIVERSIDE COUNTY ZONE - TO BE ANNEXED
TO CITY OF LA QUINTA WITH APPROPRIATE ZONING)
ENVIRONMENTAL
CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 89-127 HAS BEEN
PREPARED IN CONJUNCTION WITH THIS PROJECT.
- THE ASSESSMENT IDENTIFIED IMPACTS IN THE
AREAS OF EARTH, WATER, UTILITIES, LAND USE,
AND HOUSING. THESE IMPACTS HAVE BEEN
IDENTIFIED AS NOT BEING SIGNIFICANT AND/OR
CAN BE MITIGATED BY REVISIONS TO PROJECT AND
IMPOSITION OF CONDITIONS OF APPROVAL.
THEREFORE, A NEGATIVE DECLARATION HAS BEEN
PREPARED.
BACKGROUND:
The subject property is in an unincorporated Riverside County
area adjacent to the City limits on the south. Annexation of
this property along with the land bounded by 50th Avenue on the
north, 54th Avenue on the south, Madison Street on the east,
and Jefferson Street on the west is presently being processed
by the City.
The City General Plan shows the subject property as Low Density
Residential, 2-4 dwelling units per acre. The Applicant's
project and intended pre -zoning by the City complies with the
General Plan designation.
MR/STAFFRPT.083 -1- n /ti
PROJECT DESCRIPTION:
The proposed project consists of 136 lots (minimum 7,200 square
feet) for single-family development and a 1.5-acre retention
basin which the Applicant proposes to utilize as a passive park
site to comply with park and recreation requirements.
The tract is laid out with a collector street connecting 54th
Avenue with Madison Street. Two loop streets with cul-de-sacs
connect to the collector street. One lot providing access
extension to the northern property is being reserved by this
map. Should the lot not be needed because that project is
private and walled, the City will release the easement. The
tract is designed to also allow street an access extension to
the west which is under the same ownership as land to the north.
ANALYSIS:
1. The tract is a relatively standard subdivision with
public streets and provisions for street extensions to
the adjacent properties.
2. Riverside County has notified us that, should this tract
be approved and annexation not completed, the tract
approval will not be valid with the County.
3. The pre -zoning to an appropriate zone and annexation will
need to be completed before the final map can be recorded
or any disruption to the site occurs.
4. The proposed lots comply with the City's R-1 zone lot
size, width, depth, street, and landscaping requirements.
5. Dual use of retention area as park site will be dependent
on access and useability of recessed area. If the
Planning Director determines that the site is not
acceptable as park, then in -lieu fees shall be paid.
6. Complete street improvements of all streets, including
54th Avenue and Madison Street, is required.
7. The La Quinta Fire Marshal has provided the following
comments:
a. Schedule A fire protection approved Super fire
hydrants (V X 4" X 2-1/2" X 2-1/211) shall be
located one at each street intersection, spaced not
more than 330 feet apart in any direction, with no
portion of any frontage more than 165 feet from a
fire hydrant. Minimum fire flow shall be 1,000 GPM
for two hours duration at 20 PSI.
MR/STAFFRPT.083 -2- 11`f
b. Prior to recordation of the final map,
Applicant/Developer shall furnish one blueline copy
of the water system plans to the Fire Department
for review. Plans shall conform to the 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 Country Fire Department."
C. The required water system, including fire hydrants,
shall be installed and accepted by the appropriate
water agency prior to any combustible building
material being placed on an individual lot.
- d.- An emergency vehicle control -override system shall
be installed on each traffic signal that the
Applicant/Developer is required to install or
alter. Installation shall meet the specifications
and approval of the Road and Fire Departments.
8. The Coachella Valley Water District has provided the
following comments:
a. This area is protected from st:ormwater flows by a
system of channels and dikes, and may be considered
safe from stormwater flows except in rare instances.
b. This area is designated Zone C on Federal Flood
Insurance rate maps which are in effect at this
time.
C. The District will furnish domestic water and
sanitation service to this area in accordance with
the current regulations of this District. These
regulations provide for the payment of certain fees
and charges by the Subdivider, and said fees and
charges are subject to change.
d. The District will need additional facilities to
provide for the orderly expansion of its domestic
water system. These facilities may include wells,
reservoirs, and booster pumping stations. The
Developer will be required to provide land on which
some of these facilities will. be located. These
sites shall be shown on the tract: map as lots to be
deeded to the District for such purpose.
e. This area shall be annexed to Improvement District
No. 55 of Coachella Valley Water District for
sanitation service.
MR/STAFFRPT.083 -3- 0 7
f. Plans for grading, landscaping, and irrigation
systems shall be submitted to Coachella Valley
Water District for review. This review is for
ensuring efficient water management.
CONCLUSIONS:
1. The environmental impacts associated with the proposed
tract are not considered significant and can be mitigated
by revisions to the project and the imposition of
Conditions of Approval. Therefore, a Negative
Declaration has been prepared.
2. The proposed tract, if approved and annexed to the City,
is consistent with the General Plan :in that the proposed
density is consistent with the Low Density Residential
Land Use designation.
3. The proposed tract can be served by all required public
utilities.
4. The proposed tract is physically suitable for the site
and will not be detrimental to the public health, safety,
or welfare.
FINDINGS:
The findings, which can be supported for the proposed tract,
are contained in the proposed Planning Commission Resolution.
RECOMMENDATION:
Move to adopt Planning Commission Resolution No. 89- 6�,
recommending to the City Council approval of Tentative Tract
24774, subject to conditions and concurrence with the
environmental determination.
attachments:
1. Draft Planning Commission Resolution
2. Location Map
3. Initial Study for EA 89-127
4. Comments and Conditions from City Departments and Other
Agencies
5. Tentative Tract map 24774
MR/STAFFRPT.083 -4- (Jj
6
OJ
I. BACKGRCLpRb
1. Name of Proponent:
2. Address and Phone
CM OF LA QIMIrg
ENVIRONMENTAL CHECKLIST FORM
Number of
3. Date of Checklist:
e. Agency Requiring Checklist: Q t Wes•
S. Name of Proposal, if applicable: ---CT of4777i4-- (eA
$-(- iZ�1
II. ENVIRMENTAL IMPACTS
(Explanation of all "Yes" and "Maybe" answers is required on attached sheets.)
1. Earth. Will the proposal result in: Yes
Maybe me
A. Unstable earth conditions or in changes in
geologic substructures?
�L
b. Disruptions, displacements, compaction or
overcovering of the soil?
c. Change in topography or ground surface
relief features?
-
'The desttvction,-covering or modification of
any unique geologic or physical features?
e. Any increases in wind or water erosion of soils,
either on or off the site?
_
f. Changes in deposition or erosion of beach, sands,
or changes in siltation, deposition or erosion
which may modify the channel of a river or
stream or the bed of the ocean or any bay,
inlet or lake?
g. Exposure of people or property to geologic
hazards such as earthquakes, landslides, mud-
slides, ground failure, or similar hazards?
I. Air. Will the proposal result in:
A. Substantial air emissions or deterioration of
ambient air quality?
b. no creation of objectionable odors? _
e. Alteration of air movement, moisture or
temperature, or any change in climate,
either locally or regionally?
3. Water. Will the proposal result in: T
a. Changes in currents, or the course or direction
of water movements, in either marine or fresh
waters?
b. Changes in absorption rates, drainage patterns,
or the rate and amount of surface water runoff?
C. Alterations to the course of flow of flood
waters?
d. Change in the amount of surface water in any
L
water body? _
e. Discharge into surface waters, or in any
alteration of surface water quality, in-
cluding but not limited to temperature,
dissolved
oxygen or turbidity? _
f. Alteration of the direction or rate of flow
of ground waters?
S. Change in the quantity of ground waters,
either through direct additions or with-
drawals, or through interception of an
`
aquifer by cuts or excavations?
V
Its Maybe No
h. Substantial reduction in the amount of
water otherwise available for public
water supplies?
is Exposure of people or property to water
related hazards such as flooding or
tidal waves?
e.
Plant Life. will the proposal result, in:
a. Change in the diversity of species, or number
of any species of plants (including trees,
shrubs, grass, crops, microflora and aquatic
plants)?
b. Reduction of the numbers of any unique,
rare or endangered species of plants?
N1
C. Introduction of new species of plants into
_
an area, or result in a barrier to the
normal replenishment of existing species?
d. Reduction in acreage of any agricultural
crop?
S.
Animal Life. Will the proposal result in:
a. Change in the diversity of species, or numbers
_
of any species of animals (birds, land animals,
including reptiles, fish and shellfish, benthie
organisms, insects or microfauma)?
_
b. Reduction of the numbers of any unique, rare,
or endangered species of animals?
_
c. Introduction of new species of animals into an
area, or result in a barrier to the migration
or movement of animals?
\1
d. Deterioration to existing fish or wildlife
_
habitat?
6.
Noise. Will the proposal result in:
— _—
a. Increases in existing noise levels?
b. Exposure of people to severe noise levels?
7.
Light and Glare. Will the proposal produce new
_
H-0 t or g are?
V
g.
Land Use. Will the proposal result in a substantial
_
alteration of the present or planned land use of an
`
area?
y
9.
Natural Resources. Will the proposal result in:
a. Increase in the rate of any use of any natural
resources?
_
b. Substantial depletion of any renewable
`.
natural resource?
_
10.
Risk of Upset. Does the proposal involve a risk
o anexp Tos on or the release of hazardous sub-
stances (including, but not limited to, oil,
'
pesticides, chemicals or radiation) in the event
`
of an accident or upset conditionst
_
II.
Population. Will the proposal alter the location,
rd'st-- ri ution, density, or growth rate of the
`
human population of an area?
12.
Housing Will the proposal affect existing housing,
or create a demand for additional housing?
�w
13.
Tranrt spoation/Circulation. Will the proposal
refit in:
a. Generation of substantial additional
`
vehicular movement?
_ V
b. Effects on existing parking facilities, or
demand for
`
new parking?
(4) 1
Yes Maybe No
C. Substantial impact upon existing transportation
systems?
`
d.; Alterations to present patterns of circulation
or movement of people and/or goods?
e. Alterations to waterborne, rail or air traffic?
f. Increase in traffic hazards to ;rotor vehicles,
_
bicyclists or pedestrians?
14.
Public Services. Will the proposal have an effect
upon, or result in a need for new or altered govern-
mental services in any of the following areas:
a. Fire protection?
b. Police protection?
--
c. Schools?
d. Parks or other recreational facilities?
e. Maintenance of public facilities, including
roads?
f. Other governmental services?
IS.
Energy. Will the proposal result in:
_
a. Use of substantial amounts of fuel or energy?
b. Substantial increase in demand upon existing
_
sources of energy, or require the development
of new sources of energy?
V
16.
Utilities. Will the proposal result in a need
or�ew systems, or substantial alterations to
the following utilities:
a. Power or natural gas?
b. Communications systems?
c. Water?'—
d. Sewer or septic tanks?
e. Storm water drainage?
f. Solid waste and disposal?
17.
Human Health. Will the proposal result in:
A. Creation of any health hazard or potential
health hazard (excluding mental health)?
b. Exposure of people to potential health hazards?
_
18.
Aesthetics. Will the proposal result in the
o sttruction of any scenic vista or view open to
the public, or will the proposal result in the
creation of an aesthetically offensive site open
to public view?
`
19.
Recreation. Will the proposal result in an impact
upon the quality or quantity of existing recrea.
tional opportunities?
20.
Archeolo 'ellMistorieal, Will the pznposal result
n an aiterat on o a significant archeological
or historical site, structure, object or building?
21.
Mandatory Finding of Significance.
_
a. Does the project have the potential to degrade
the quality of the environment, substantially re-
duce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop below
self sustaining levels, threaten to eliminate a
plan or animal community, reduce the number or
restrict the range of a rare or endangered plant
or animal or eliminate important examples of the
major periods of California history or prehistory?
Yes Maybe No
b. Does the project have the potential to achieve
short-term, to the disadvantage of long-term, en-
vironmental goals! (A short -ter, impact on the
environment is one which occurs in a :relatively
brief, definitive period of time while long-term `
impacts will endure well into the future.) _
c. Does the project have impacts which are indi-
vidually limited, but cumulatively considerable!
(A project may impact on two or more :separate
resources where the impact on each resource is
relatively small, but where the effect of the
total of those impacts on the environment is \,
significant.) _ —
d. Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly! _
II1. DISCUSSION OF ENVIRONMENTAL EVALUATION
IV. DETERMINATION
(To be completed by the Lead Agency)
On the basis of this initial evaluation:
_ I find the proposed project COULD NOT have a significant
effect on the environment, and a NEGATIVE DECLARATION will
be prepared.
I find that although the proposed project could have a
significant effect on the environment, there will not be
a significant effect in this case because the mitigation
measures described on an attached sheet have been added
to the project. A NEGATIVE DECLARATION WILL BE PREPARED.
I find the proposed project MAY have a significant effect
on the environment, and an E.AIIRO IENTAL IMPACT REPORT is
required.
Date: -7'Q-7 -V?
CITY OF LA QUINTA
INITIAL ENVIRONMENTAL STUDY
CASE NO. 24774 (EA 89-127)
EXPLANATION OF "YES" AND "MAYBE" QUESTIONS - MITIGATION MEASURES
ENVIRONMENTAL IMPACTS
1. Earth.
b. with proposed development of residential tract, it
can be expected that there will be an overcovering
of natural soil with streets, structures, etc.
of-- There may be some temporary wind .erosion of __soils
on the site during the grading and construction
phase of the project.
MITIGATION MEASURES: None required other than compliance
with normal City requirements regarding grading, dust
control, and construction.
3. Water.
b. Due to grading and development of site with
residences.- there will be changes to drainage
patterns, absorption rates, and rate and amount of
water runoff.
MITIGATION MEASURES: Normal requirements of retention of
100-year storm waters and provision of street
improvements will provide adequate mitigation.
6. Noise.
b. The site is bordered on the east and south by
primary arterials which potentially could expose
residents to severe noise levels.
MITIGATION MEASURES: Noise study shall be submitted as
required in General Plan. Noise study shall indicate
provisions necessary to meet following noise standards:
(1) Interior - CNEL of less than 45 decibels
(habitable rooms only)
(2) Exterior - CNEL of less than 60 decibels in
outdoor living areas.
MR/DOCSS.001 -1-
8. Land Use.
Presently the property is vacant. Implementation of the
project will change the use of the site to residential,
which is proposed by the City and Riverside County
General Plans.
MITIGATION MEASURES: None are required.
12. Housing.
The project will increase housing inventory since 136 new
single-family residences are proposed.
MITIGATION MEASURES: None are required.
14. Public Services.
C. Schools It can be expected that the project will
generate school -age children who will attend local
public schools. This will have an incremental
impact on school facilities.
MITIGATION MEASURES: Applicant shall pay school
mitigation fee of $1.56 per square foot of building area,
as required by CVUSD.
d. Parks and Other Recreational Facilities - There
will be an incremental need for new park facilities
for the residents of the project.
MITIGATION MEASURES: The Applicant is providing 1.5-acre
park/retention area within the project area to mitigate
impacts on the park facilities.
16. Utilities.
C. Water - CVWD has indicated that additional
facilities are needed to provide for the expansion
of its domestic water system.
MITIGATION MEASURES: Applicant shall provide facilities
which may include wells, reservoirs, and booster pumping
stations as required by CVWD.
20. Archaeological/Historical.
Archaeological sites have been found in the surrounding
areas, and therefore, may exist on the subject site.
However, an on -foot field survey is necessary to
determine whether any sites do exist.
MITIGATION MEASURES: Prior to any disturbing of the
site, an on -foot field survey, analysis, and mitigation,
if necessary, must be completed.
MR/DOCSS.001 -2- f l.�
Planning 8 Ergineerin8 Offia
46-209 Oasis Street, Suite 405
Indio, CA 92201
(619) 342-8886
To: City of La Quints
Planning Division
Re: Tract Map No. 24774
RIVERSIDE COUNTY
FIRE DEPARTMEM
IN COOPERATION WITH THE
CALIFORNIA DEPARTMENT OF FORESTRY
AND FIRE PROTECTION
GLEN NEWMAN
FIRE CHIEF
June 21, 1989
RECEIVED
II)N 1 2 1969
CITY OF LA QUINTA
PLANNING 8 DENELOPMENT DEPT.
Planning 8 Enneerin Offia
4080 Lemon Street, Sunk I IL
Riverside, CA 92501
(714) 787-6606
i. Schedule A fire protection approved Super fire hydrants, (6" x 4" x 21" x 2}")
shall be located one at each street intersection spaced not more than 330 feet
apart in any direction with no portion of any frontage more than 165 feet from
a fire hydrant. Minimum fire flow shall be 1000 gpm for 2 hours duration at
20 psi.
2. Prior to recordation of the final map, applicant/developer shall furnish one
blueline copy of the water system plans to the Fire Department for review.
Plans shall conform to the 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."
3. The required water system including fire hydrants shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
4. An emergency vehicle control override system shall be installed on each traffic
signal that the applicant/developer is required to install or alter. Installation
shall meet the specifications and approval of the Road and Fire Departments.
All questions regarding the meaning of these conditions should be referred to the
Fire Department Planning 6 Engineering Staff at (619) 342-8886.
Sincerely,
RAY REGIS
Chief Fire Department Planner
By ��nnbCJQ��a�
Dennis Dawson
Deputy Fire Marshal
to
Ci-,v of Le Qu'--nt'1
pl„n,,n Di•:i-si-n
71'-In5 C<ille Fs'-v?o
p.0. Box 1514
LaQui7ts,, .^z 9?'53
Attn.: Stan Sawa
Re: renr:iti_--e rr�,,.t. 24774
15 June 1,3c
RECEIVED
JUN ! 9 198q
CITY OF LA QUINTA
PLANNING 6 DEVELOPMENT DEPT.
Dear Sir:
•:he su'cjPct property should be constde-pd sens+tive to
cult,irzl resources is archiPological Sites hive bePn locate,i
to t' P scu`,h on PGA West andd to he west ind ncrthi,est on the
Osik Tree 'West ,,e.,Plop,en`s• --. - --- -. - - --- -- - - - - —
Cg A se^. ?1('-g3,2) requires that all Culb.lral resources be
identified and ;heir sivnificsin,.e letercined before the plan-
iCenC^ recuire fin EI3 or issue a Nev. Dec. Trerefore,
a o,ll*,i� i resource in`rent.ory sholld oe ^.orilcted i edia;ely
'o inclule:
1. E ckzolnd ResP•,rch/ re^oras -he^k ;o be cond,ict,ed
3pziorvil Infor-"ition Center (cu^'ently
lo^=it_'1 In the ,lr^ - oCl_nQi.Cal .3'Se'i ^ . Unit at UCid..
7i_b-`2-g°?5) by fi qualified person.
sl.) If property h•is not been s.ibject of an on -foot
field survev by n cu'ilified arch:Pologist, -a-e should
ne ^on'',lct='i at this time.
,.l If fi prior survey has been cond•i^.`.pd, the reports
should be reveiwed.
r.) If sites hive heen re:orded- in project area:
1.) H"va they be-n tested for slvnifiCanCe?
?,) Cfin project avoid I-p'ict to the resources by
rp�?Psian or CGippina?
It is rP<; I.1V 1rOre co,t Pf'ecti7 P, t0 lOC'ite o'iltu r=il reSOurCPS
early '.n the plfinnirir process rind plei•i/'-sign accordingly.
site,; discovered during grading c-in stop work ;but not the cost
of idle ^slchinery ind operfitors) 'while the corcnor, Native
A.eri_e<irs, ind 'irch'i—loats. He'll 'With the rer'iins.
his ^.'L1 71 `.e `.i""e .^On Sil^i.FF 9s 'ill t!':e 'i')OVe sp9C i"liS:S
'-n,:- `;�lS" Sahe,1.11"s sin,l often n"ti"e -...."ri.'iris re'lUire. :1 f1111
O'lnciI 'tp�r0`f'il h,
prior to S110
The rap is enclose'.. Prior oblirz-i.ti.ons prohi'llt ny
,i i.-on.'�lv�r,c Ji•.iP J(3,1 Qf t F,.1 p.+ie �4 ^-e_p US
?'ink you,
-!ems 4J
G ile Proe',c-r
ESTABLISHED IN 1918 AS A PUBLIC AGENCY
a
DECEIVED
COACHELLA VALLEY WATER DISTRIC;,,
:, 6 ,qb;
POST OFFICE sox ioSB • COACHELLA. CALIFORNIA 92236 • TELEPHONpI57�,,/��, 1
DIRECTORS
' CNN N�NGj�I n�j(j�ypQjEp�ygCQjy�NYTA
MANAGERSJi(LYYIkSf n' Din.
TELL IS CODEIIAS, PRESIDENT THOMASE. LEVY, GENERAL
RAYMOND R. RUMMONDS, VICE PRESIDENT BERNARDINE SUTTON. SECRETARY
JOHNP PMWNICHOIs
June 19, 1989 1lE ITH H.NNSWORRDWA ANAMSGRLRALTMR M
THEODORE J. FISH
File: 0163.1
Planning Commission
City of La Quinta
Post Office Box 1504
La Quints, California 92253
Gentlemen:
Subject: Tentative Tract 24774, Portion of Southeast
Quarter, Section 9, Township 6 South,
Range 7 East, San Bernardino Meridian -- -
This area is protected from stormwater flows by a system of channels and dikes,
and may be considered safe from stormwater flows except in rare instances.
This area is designated Zone C on Federal Flood Insurance rate maps which are in
effect at this time.
The district will furnish domestic water and sanitation service to this area in
accordance with the current regulations of this district. These regulations
provide for the payment of certain fees and charges by the subdivider and said
fees and charges are subject to change.
The district will need additional facilities to provide for the orderly
expansion of its domestic water system. These facilities may include wells,
reservoirs and booster pumping stations. The developer will be required to
provide land on which some of these facilities will be located. These sites
shall be shown on the tract map as lots to be deeded to the district for such
purpose.
This area shall be annexed to Improvement District No. 55 of Coachella Valley
Water District for sanitation service.
Plans for grading, landscaping, and irrigation systems shall be submitted to
Coachella Valley Water District for review. This review is for ensuring
efficient water management.
If you have any questions please call Bob Meleg, stormwater engineer,
extension 264.
Yours very truly,
Tom Levy
General Manager -Chief En
RF:bg
cc: Don Park TRUE CONSERVATION
Riverside County Department USE WATER WISELY
` s� uNisep s..
COACHELLA VALLEY UNIFIED SCHOOL DISTRICT
POST OFFICE BOX 847 THERMAL, CALIFORNIA 92274 1619) 399-5137
JUN 21 1989
June 20, 1989 CITY OF LA QUINTA
a"N'NG & DEVELOPMFN'• :Ifp,
Mr. Jerry Herman
Planning Director
City of La Quinta
78-105 Calle Estado
La Quinta, CA 92253 — -
Dear Mr. Herman:
We have completed our review of Tentative Tract 24774, Northwest
Corner of Madison Street and Avenue 54. As a mitigation measure to
help resolve the school housing problem due to this type of
Residential Development, the school district will levy a developer
fee. The fee consists of $1.56 per square foot for all residential
development, effective July 21, 1989. The fee will be required to be
paid prior to the issuance of a building permit by the City of La
Quinta.
Should you have any questions, please do do not hesitate to contact
me at (619) 399-5137, Ext. 235,_
Sin"re
e B. Gutierrez, Dir
lities & Operations
JBG/ee
06/28/89 1j: 40 tp_ :Z g
xb. £NWhfC�.%4'Rx4'ICuil6ax.JYiL' '.Y:'.fY`PFY!>Yff: Yi:Kv+...�aYrs.:c�SyNSi69tAYF1m6-Rn:R*91f�M1'.al��% }I��CFFL �R{ ' bh vl['. %�'. W+ .f i�E. ?.w
® jxxF ., 3 k 6 ;7 -. a �' A r' ..,buy -• +n
June 28, 1989
City of la Quint&
Planning Division
78-106 Calle Estado
La Quint&, CA 92253
Attn: Stan Sawa
RE: Tract No. 24774
Dear Sir,
RECEIVE®
JUN^^1969
CITY OF LA QUINTA
PLANNING 6 DEVELOPMENT DEP.
Thank you for the opportunity to comment on the proposed tract map, as it 1s
currently within Riverside County's jurisdiction. The Tract proposes 136 single
family lots on 40 a es, w�hiph is 3.7 dwellings per acre.
It is the County P1 iftup� nt's understanding, per a phone conversation
with Stan Sawa, that:,the app1ici is. processing Tract M No. 24774 with the
City of La Quanta P1 nip Oepa t d nd that �ha , 3,.-Meallze1 the the
Tract Map would not b �f ii(�k -ton of this d d the City of to
Quanta i� not complete.` �, t� L N J' )' ?
jr i
The current General Plan e 'a Odd r<.�e4r5ojddd.s3ta t.�lte�,idential 2B
allowing from 2-5 dwellin Per acre:-Thezonfirg opal=tuft-;-light agriculture,
has a minimum lot size of o'* res. TheGeneral Plan requires a full range of
public facilities for lots undo. /2-ac" 1n size.
Surroundirg zoning consists of A-1-20, to the East and A-1-10 to the North and
West, allowing 20 acre and 10 acre minimums, respectively. Surrounding General
plan designations are R®sldential 2B, except to the East which is designated
Residential 3A for up to two dwellings to the acre.
In rrently in
Preserveions b327ttosthel6 of Notthaandction West.isArea5cent to designateddasuAgriculturalAgricultural Preserves
have a 10 acre minimum lot size.
In summary, the County would require that a Change of Zone compatibility with
submitted, before
surroundingadevelopment and thetavailability ofof cadequatelpublictfacilitiesting
especially sewer and water, would require detailed study. The County would
recommended the provision of a minimum six (6) foot high decorative masonary
wall surrounding
undingei the
project,
and
eth pprovision
of increased landscaping around
the T
/n nnh ^Ant& r-nr-'- nnn.. AA,
06/28/89 1b:41 71C bhCC r. w
Page -2-
Stan Sawa
Thank you again for the opportunity to comment on the proposed project, the
Planning Department looks forward to reviewing future projects adjacent to or
affecting County land.
_ Very truly yours,
RIVERSIDE COUNTY PLANNING DEPARTMENT
Roger S. Streeter, Planning Director
Matthew nstru , Planner
MJB:cdr
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
PLANNING DEPARTMENT
ENGINEERING DEPARTMENT
July 6, 1989
SUBDIVISION OF LAND: Tract No. 24774 (Furman)
LOCATION: Nw Corner, Madison and Avenue SA
The following conditions of approval are deemed necessary:
X The Applicant shall dedicate all necessary public street and
utility easements as required by the City Engineer.
X The Applicant shall vacate vehicle access rights, except at
street intersections to the following streets
Ayg. 54 and right turns only at intersection of 'C' street
with M�a ison.
X A common area lot shall be established for that area between
the tract perimeter wall and street right-of-way for
Madison and Avenue 54
streets. Land
common lot and
responsibility
cape maintenance respons
street landscape parkway
of the development.
shall be the
X That the Applicant shall construct street improvements for
Madison and Avenue 54 together with all streets on -site.
to the requirements of the City Engineer and the La Quinta
Municipal Code (LQMC)
X 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 min. for residential
streets). Street design shall take into account the subgrade
soil strength, the anticipated traffic loading, and street
design life.
Uyj
CONDITIONS OF APPROVAL
SUBDIVISION OF LAND
PAGE 2
X The Applicant shall have 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 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.
X The developer of this subdivision 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.
X 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
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.
X 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.
X Drainage disposal facilities shall be provided as required by
the City Engineer. The Applicant shall comply with the
provisions of the City Master Plan of Drainage, including
payment of any drainage fees required therewith. All drainage
runoff for 100 year storm shall be retained in basin on -site.
X 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.
X Prior to transmittal of the final map to the City Council by
the City Engineering Department, any existing structures which
are to be removed from the property shall have been removed or
there shall be an agreement for the removal which shall be
secured by a faithful performance bond in a form satisfactory
to the City and granting the City the right to cause any such
structures to be removed.
A Caltrans encroachment permit must be secured prior to
construction of any improvements along State Highway 111, and
all Caltrans requirements shall be implemented.
CONDITIONS OF APPROVAL
SUBDIVISION OF LAND
PAGE 3
X* An encroachment permit for work in any abutting local
jurisdiction shall be secured prior to constructing or
joining improvements. (Riverside County)*.
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, Building or Engineering Divisions.
X* The Applicant acknowledges that the City is considering a
City-wide Landscaping 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.
Install Traffic Signals at:
X* other Conditions:
*OTHER CONDITIONS:
1. All drainage for 100 year storm shall be retained on -site
including runoff from Madison and Avenue 54.
2. Design and construct full landscaped median on Madison and Avenue
54 - or - provide suitable bonding for future improvements.
3. Construct Madison and Avenue 54 to 1/2 of 1.10' primary arterial
standard plus one traffic lane and suitable conforms to
existing pavement.
4. Submit Landscape plans for approval note: 3:1 maximum slopes.
Require bonded agreement landscape maintenance by owner.
5. Requires easement(s) for meandering sidewalks.
6. Bond 25% ($25,000) future traffic signals at Madison and Avenue
54.
093
RIVERSIDE COUNTY
FIRE DEPARTMENT
IN COOPERATION WITH THE
CALIFORNIA DEPARTMENT OF FORESTRY
AND FIRE PROTECTION
GLEN J. NEWMAN
FIRE CHIEF
February 27, 1990
Planning & Engineering Office
79,733 Country Club Drive, Suite F
Indio, CA 92201
(619) 342.8886
To: City of La Quinta
Planning Division
Re: Tentative Tract Map No. 24774
Revision 2/23/90
This letter supercedes Fire Department letter dated
Fon
rtµIFORprA —
ptt 0.EI �h
Planning & Engineering Office
3760 12th Street
Riverside, CA 92501
(714) 787.6606
r '
Ci
ter, tli3lt`�d,
7 DE P7
June 21, 1989.
1. Schedule A fire protection approved Super fire hydrants, (6" x 4" x 2}" x 2}")
shall be located at each street intersection spaced not more than 330 feet apart
in any direction with no portion of any frontage more than 165 from a fire
hydrant. Minimum fire flow shall be 1500 gpm fort 2 hours duration at 20 psi.
2. Prior to recordation of the final map, applicant/developer shall furnish one
blueline copy of the water system plans to the Fire Department for review/approval.
Plans shall conform to the 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."
3. The required water system including fire hydrants shall be installed and accepted
by the appropriate water agency prior to any combustible building material being
placed on an individual lot.
4. Cul-de-sacs shall be improved to provide a diameter of 90 feet.
All questions regarding the meaning of these conditions should be referred to the Fire
Department Planning & Engineering Staff at (619) 342-8886.
Sincerely,
RAY REGIS
Chief Fire Department Planner
By
Dennis Dawson
Deputy Fire Marshal
to
PLANNING COMMISSION RESOLUTION NO. 90-
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF LA QUINTA,
CALIFORNIA ANNOUNCING FINDINGS,
CONFIRMING THE ENVIRONMENTAL
DETERMINATION AND RECOMMENDING
APPROVAL OF A MINOR CHANGE FOR
PREVIOUSLY APPROVED TENTATIVE TRACT
#24774 TO ALLOW THE CREATION OF A 119
SINGLE FAMILY LOT SUBDIVISION ON A +
40 GROSS ACRE SITE.
CASE NO. TT #24774 MINOR CHANGE
VISTA DEVELOPMENT COMPANY (BUD FURMAN)
WHEREAS, the Planning Commission oil the City of La
Quinta, did, on the 8th day of August, 1989, hold a
duly -noticed Public Hearing to consider the request of Bud
Furman to subdivide 40 gross acres into 136 single-family lots,
one park site/retention basin, and other miscellaneous lots in
the A-1-20 zone (Riverside County zoning - to be annexed into
City of La Quinta), generally located at the northwest corner
of Madison Street and 54th Avenue, more particularly described
as:
SOUTHEAST QUARTER OF THE SOUTHEAST
QUARTER OF SECTION 9, TOWNSHIP 6 SOUTH,
RANGE 7 EAST, SAN BERNARDINO BASE AND
MERIDIAN;
WHEREAS, The City Council of the City of La Quinta,
California, did on the 6th day of September, 1989, hold a
duly -noticed Public Hearing to consider the Applicant's request
and recommendation of the Planning Commission concerning the
Environmental Determination and Tentative Tract 424774; and
WHEREAS, the applicant has requested a minor change
to the approved tentative tract map; and,
WHEREAS, on March 27, 1990, the Planning Commission
considered the request for a minor change; and,
WHEREAS, said real property is within an area which
is part of an approved Sphere of Influence of the City of La
Quinta; and,
WHEREAS, said real property area is currently under
consideration for annexation into the City of La Quinta; and,
CS/RESOPC.004 -1- 1"'9
WHEREAS, California Government Code Section 66454
provides that a City may take action on a tentative subdivision
map of unincorporated property adjacent to that City, provided
that approval of said map is conditioned upon annexation of
said property to such City; and,
WHEREAS, said minor change to 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
has determined that the minor change will not have a
significant adverse impact on the environment and no further
documentation is deemed necessary; and,
WHEREAS, mitigation of various physical impacts
have been identified and incorporated into the approval
conditions for Tentative Tract 24774, thereby requiring that
monitoring of those mitigation measures be undertaken to assure
compliance with them; and,
WHEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to justify
the recommendation for approval of said minor change to the
Tentative Tract Map:
1. That Tentative Tract No. 24774, 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. The subject site has a fairly flat topography. The
proposed circulation design and lot: layouts, as
conditioned, are, therefore, suitable for the
proposed land division.
3. That the design of Tentative Tract Map No. 24774
will not cause substantial environmental damage or
injury to the wildlife habitat of the Coachella
Valley.
4. That the design of the subdivision, as
conditionally approved, will be developed with
public sewers and water, and, therefore, is not
likely to cause serious public health problems.
5. That the design of Tentative Tract Map No. 24774
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.
CS/RESOPC. 004 -2- ��,y
6. That the proposed Tentative Tract No. 24774, as
conditioned, provides for adequate maintenance of
the landscape buffer areas.
7. That the proposed Tentative Tract No. 24774, as
conditioned, provides storm water retention, park
facilities, and noise mitigation.
8. That general impacts from the proposed tract were
considered within the MEA prepared and adopted in
conjunction with the La Quinta General Plan.
9. That the minor change to the Tentative Tract map
substantially conforms with the original map.
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 Planning Commission
in this case;
2. That it does hereby reconfirm the conclusion of
Environmental Assessment No. 89-127 relative to the
environmental concerns of this tentative tract;
3. That it does hereby recommend approval of the
subject minor change to the Tentative Tract Map
#24774 for the reasons set forth in this Resolution
subject to the attached conditions.
CS/RESOPC.004 -3- 1/(g7
PASSED,
of the La Quinta
March, 1990, by the
AYES:
NOES:
ABSENT:
ABSTAIN:
APPROVED and ADOPTED at a regular meeting
Planning Commission, held on this 27th day of
following vote, to wit:
JOHN WALLING, Chairman
ATTEST:
JERRY HERMAN
PLANNING & DEVELOPMENT DIRECTOR
CS/RESOPC.004 -4- /1,9
PLANNING COMMISSION RESOLUTION NO. 90-
CONDITIONS OF APPROVAL - TENTATIVE TRACT 24774
MARCH 27, 1990 - RECOMMENDED
* = Mitigation as identified in EA 89-127
** = Amended by Planning Commission on March 27, 1990
*** = Added by the Planning Commission on March 27, 1990
GENERAL CONDITIONS OF APPROVAL
Tentative Tract Map No. 24774 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.
This Tentative Tract Map approval shall expire two years
after the annexation of property to the: City of La
Quinta, unless approved for extension pursuant to the
City of La Quinta Land Division Ordinance.
Prior to issuance of any grading or building permits,
Developer shall cause City of La Quinta to retain a
qualified archaeologist, at Developer's expense, to
review any prior archaeological studies. If subject site
is not covered by previous studies, on -foot survey of
site shall be done and mitigation and monitoring plan for
artifact location and recovery shall be prepared. The
plan shall be submitted to the Coachella Valley
Archaeological Society (CVAS) for a two -week review and
comment period. At a minimum, the plan shall:
a. Identify the means for digging test pits;
b. Allow sharing the information with CVAS; and,
C. Provide for further testing if the preliminary
results show significant materials are present.
The final plan shall be submitted to the Planning
and Development Department for final review and
approval.
Prior to the issuance
shall have retained
management firm and
recovery as noted in th
monitor the grading
testing results.
of a grading permit:, the Developer
a qualified cultural resources
completed the testing and data
e plan. The management firm shall
activity as required by the plan or
CS/CONAPRVL.002
A list of qualified archaeological monitor(s), cultural
resources management firm employees, and any
assistant(s)/representative(s), shall be submitted to the
Planning and Development Department. The list shall
provide the current address and phone number for each
monitor. The designated monitors may be changed from
time to time, but no such change shall be effective
unless served by registered or certified mail to the
Planning and Development Department.
The designated monitors or their authorized
representatives shall have the authority to temporarily
divert, redirect, or halt grading activity to allow
recovery of resources. In the event of discovery or
recognition of any human remains, there shall be no
further grading, excavation or disturbance of the site or
any nearby area reasonable suspected to overlie adjacent
human remains until appropriate mitigation measures are
completed.
Upon completion of the data recovery, the Developer shall
cause three copies of the final report containing the
data analysis to be prepared and published, and submitted
to the Planning and Development Department.
4. Approval of this Tentative Tract shall not be valid
unless and until property is annexed to the City of La
Quinta. Final map shall not be approved until the
annexation is completed. The property shall have been
annexed to the City within one year of the original date
of approval of the tentative map by the City Council.
5. Existing power poles shall be undergrounded as required
by the La Quinta Municipal Code Section 13.28.090.
6. * A noise study shall be prepared by a qualified acoustical
engineer, to be submitted to the Planning and Development
Department for review and approval prior to final map
approval. The study shall concentrate on noise impacts
on the tract from perimeter arterial streets, and
recommend alternative mitigation techniques.
Recommendations of the study shall be incorporated into
the tract design. The study shall consider use of
building setbacks, engineering design, building
orientation, noise barriers (berming and landscaping,
etc.), and other techniques so as to avoid the isolated
appearance given by walled developments. At a minimum, a
six-foot high decorative block wall shall be provided
around the project site. Provisions shall be made to
comply with the following standards:
a. Interior of residences (habitable rooms only); CNEL
of less than 45 decibels.
CS/CONAPRVL.002 -2 �Ij�
b. Exterior; CNEL of less than 60 decibels in outdoor
living areas.
7. Tract phasing plans, including phasing of public
improvements, shall be submitted for review and approval
by the Public Works Department and the Planning and
Development Department prior to recordation of final map.
8. Tract layout, including, but not limited to, lot sizes,
width, and depth, shall comply with R-1 zone requirements
(or other zone as determined by City Council).
9. Prior to final map approval, the Subdivider shall submit
plans or criteria to be used for landscaping of all
single-family individual lot front yards. At a minimum,
the plans or criteria shall provide for three 15-gallon
trees for interior lots and five 15-gallon trees for
corner lots, and a permanent irrigation system and
suitable ground cover.
10. Prior to final map approval, the Applicant shall submit
to the Planning & Development Department 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 and park/retention basin area (include
grading plan). 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.
11. * If it is determined by the Planning Director that the
proposed park/retention basin is not acceptable for use
as a usable park site to comply with Park: and Recreation
Subdivision Requirements, in -lieu fees shall then be paid
as required by Subdivision Ordinance.
12. * Prior to issuance of any grading permits, the Applicant
shall submit to the Planning and Development Department
an interim landscape program for the entire tract, which
shall be for the purpose of wind erosion and dust
control. The land owner shall institute blowsand and
dust control measures during grading and site
development. These shall include, but not be limited to:
a. The use of irrigation during any construction
activities;
CS/CONAPRVL.002 -3
l� <-$
b. Planting of cover crop or vegetation upon
previously graded, but undeveloped, portions of the
site; and,
C. Provision of wind breaks or wind rows, fencing,
and/or landscaping to reduce the effects upon
adjacent properties and property owners. The land
owner shall comply with requirements of the
Director of Public Works and Planning and
Development. All construction and. graded areas
shall be watered at least twice daily while being
used to prevent the emission of dust and blowsand.
Graded but undeveloped land shall be maintained in a
condition so as to prevent a dust and blowsand nuisance
and shall be either planted with interim landscaping or
provided with other wind and water erosion control
measures as approved by the Planning and Development and
Public Works Departments.
TRAFFIC, CIRCULATION, AND ENGINEERING
13. The Applicant shall dedicate all necessary public street
and utility easements as required by the City Engineer.
14. The Applicant shall vacate vehicle access rights, except
at street intersections to the following streets: Avenue
54, and right turns only at intersection of "C" Street
with Madison.
15. A common area lot shall be established for that area
between the tract perimeter wall and street right-of-way
for Madison and Avenue 54. Landscape maintenance
responsibility of the total common lot and street
landscape parkway shall be the responsibility o
f the
development.
16. The Applicant shall construct street improvements for
Madison and Avenue 54, together with all streets on -site,
to the requirements of the City Engineer and the La
Quinta Municipal Code.
17. 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 La Quinta Municipal Code
(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.
CS/CONAPRVL.002 -4
1��
18. The Applicant shall have a grading plan that is prepared
by a registered civil engineer who will be required to
certify that the constructed conditions at
through
grade stage are pursuant to 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.
19. The Developer of this subdivision 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.
20. 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 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.
21. 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.
22. Drainage disposal facilities shall be provided as
required by the City Engineer. The Applicant shall
comply with the provisions of the City Master Plan of
Drainage, including payment of any drainage fees required
therewith. All drainage runoff for 100-year storm shall
be retained in basin on -site.
23. All utilities will be installed and trenchers 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.
24. Prior to transmittal of the final map to the City Council
by the City Engineering Department, any existing
structures which are to be removed from the property
shall have been removed or there shall be an agreement
for the removal which shall be secured by a faithful
performance bond in a form satisfactory to the City and
granting the City the right to cause any such structures
to be removed.
CS/CONAPRVL.002
-5-
25. An encroachment permit for work in any abutting local
jurisdiction shall be secured prior to constructing or
joining improvements. (Riverside County)
26. 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, Building, or Engineering
Divisions.
27. The Applicant acknowledges that the City has formed a
City-wide Landscaping 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. ishallunderpaystood
and
osagreed
that the Developer/Applicant
ts Of
maintenance for said improved areas until such time as
tax revenues are received from assessment of the real
property.
28. * All drainage for 100-year storm shall be retained
on -site, including runoff from Madison and Avenue 54.
29. Design and construct full landscaped median on Madison
and Avenue 54, or, provide suitable bonding for future
improvements.
30. **Construct Madison and Avenue 54 to one-half of 100-foot
Primary Arterial standard, plus one traffic lane, and
suitable conform to existing pavement.
31. Submit landscape plans for approval (Note - 3:1 maximum
slopes). Require bonded agreement for landscape
maintenance by owner.
32. Require easement(s) for meandering sidewalks.
33. Bond 25 percent ($25,000) future traffic signals at
Madison and Avenue 54.
34. Street names to be approved by Planning and Development
Department prior to recordation of tract map. Street
name signs shall be furnished and installed by the
Developer in accordance with standards of the City
Engineer. Signage type and design shall be subject to
review and approval of the Planning and Development
Department and the Public Works Department,.
CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF
BUILDING PERMITS
35. Prior to 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:
CS/CONAPRVL.002
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 Imperial Irrigation District
* o Coachella Valley Unified School District
Evidence of said permits or clearances from the
above -mentioned agencies shall be presented to the
Building Division at the time of the application for a
building permit for the use contemplated herewith.
36. * 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.
37. 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.
38. The Applicant/Builder shall submit complete detail
architectural elevations for all units. The Planning
Commission or Design Review Board, if operational at time
of submission, will review and approve these as a
Business Item. The basic architectural standards shall
be included as part of the CC & Rs.
39. * Prior to the issuance of any grading, building, or other
development permit or final inspection, the Applicant
shall prepare and submit a written report to the Planning
and Development Director demonstrating compliance with
those conditions of approval and mitigation measures of
Tentative Tract 24774 and Environmental Assessment
89-127, which must be satisfied prior to the issuance of
any permits/final inspections. The Planning and
Development Director may require inspection or other
monitoring to assure such compliance. Said inspection or
monitoring may be accomplished by consultant(s) at the
discretion of the Planning Director, and all costs
associated shall be borne by the Applicant/Developer.
CS/CONAPRVL.002 -7-
' 1 i)�
MISCELLANEOUS
40. The six -foot -high perimeter wall along 54t.h Avenue and
Madison Street shall be meandered within the required
landscaped setback, so that setback is average 20 feet
with minimum 15-foot setback. Plan for wall to be
approved by Planning Director prior to recordation of
tract map.
41. Park/retention basin & well site area shall be revised to
eliminate hidden area between lots 119 and 105. Prior to
recordation of final map, plan showing revision shall be
*** approved by Planning & Development Director.,
42. Decorative six foot block wall shall be installed around
CVWD well site with front of site landscaped & permanently
*** irrigated.
CS/CONAPRVL.002 -8-
Ii!
MEMORANDUM
BS-2
TO: HONORARY COUNCIL MEMBERS & MEMBERS OF PLANNING
COMMISSION
FROM: PLANNING & DEVELOPMENT DEPARTMENT
DATE: MARCH 20, 1990
SUBJECT: USE INTERPRETATION
BACKGROUND:
Current regulations define building as:
9.08.130 Building. "Building" means a structure having
a roof supported by columns or walls (See "Structure")
and a structure as:
9.08.850 Structure. "Structure" means anything
constructed or erected and the use of which requires more
or less permanent location on the ground or attachment to
something having a permanent location on the ground, but
not including walls and fences six feet or less in height.
This definition specifically exempts walls & fences 6 feet or
less in height from the definition. With this exemption fences
maybe constructed on the property line.
REQUEST:
A builder started to construct a covered patio within the
street sideyard setback. The construction activity was stopped
because a patio is a structure and has to be setback 10-feet.
The builder's argument was that the support columns did not
touch the ground, rather was attached to the fence. However,
the definition of a structure includes "attachment to
something", thus the builder's construction is within the
definition.
The builder subsequently requested permission to leave the
posts & beam in place and further string wires to the house.
Bougainvillea would be planted to eventually create a covered
patio.
CS/MEMOJH.001 -1- °,. 'o
ANALYSIS:
1. The attachment to the wall could be interpreted to be
part of the wall and limited to 6-feet in height. In the
past, the Department has permitted an arch to be
constructed over gate entries.
2. The existing wood members, if permitted to remain, could
be roofed, thus becoming a covered patios
3. The existing wood members are over sized for a wooden
trellis.
4. If the builders request is permitted, similar
construction would be permitted in the future.
OPTIONS:
The matter is before the Commission for clarification and
policy creation. The Commission may:
a. Permit the builder's request as is.
b. Permit the builders request but have the lumber
sized smaller, and require permanent irrigation for
the Bougainvillea.
C. Have the attachment removed but permit the builder
to construct on free standing trellis for the
Bougainvillea (with permanent irrigation for the
plants).
d. Define the wall attachment as part of the fence and
require its removal.
CS/MEMOJH.001 -2-
n
PLANNING
COMMISSION MEETING
Date: 3,6'7 A900
Time Started
�
Flag Salute
Roll Call:
Commissioner Bund
Commissioner Moran c�
Commissioner Steding
Commissioner Zelles
Chairman Walling ✓
HEARINGS:
1. Tentative Tract 24950, Amendment #1 - Chong Lee. A
request to amend Condition of Approval #33.
Staff Report by
Questions of Staff
Public Hearing Opened
Public Hearing Closed
Commission Discussion
ACTION TAKEN: Resolution 90- (Resolution 90-012)
Moved by Commissioner
Seconded by Commissioner)
Roll Call vote: Zelles
Morar
Bund
SteK 9 �.
Chairman Walling (,
BJ/FORM.010 - 1 -
6
Zoning Ordinance Amendment 89-009. City initiated
revision of current fencing regulations within SR Zone.
Staff Report by:
Questions of Staf,,
Public Hearing opened:
Public Hearing closed:
Commission Discussion 3 —
�4 C.c. 1_
ACTION TAKEN: Resolution 90- (90-013)
Moved by Commissioner
Seconded by Commissioner
Roll call vote: Zelles
Moran
Bund
Stedi.ng
Chairman Walling
BJ/FORM.010 - 2 -
1i�
3. Change of Zone 90-053-& Tentative Tract 25691 - Richard
Deman. A request for a change of zone from R-1
12,000/PD to R-1 and creation of 39 single family lots on
+9 acres on the north side of Miles Avenue 1/4-mile west
of Jefferson Street.
Staff Report by:
Questions of Staff L'i
Public Hearing opened:
Public Hearing closed:
Commission Discussion
�k C� s-c, `i ( Q Qn. A
11
ACTION TAKEN: Resolution 90- (90-01*) -O( :N�
Moved by Commissioner
Seconded by Commissioner-�
Roll call vote: Zellers
Moran
Bund
Stedi.ng
Chairman Walling
BJ/FORM.010 - 3 -
,-;P
Public Comment: N b t (:
Consent Calendar: Minutes 3/13/90
BUSINESS SESSION:
Moved by _ r
Seconded 1by c y=
Vote
1. Tentative Tract 24774 Vista Development (Furman). A
request for approval of a minor change to a previously
approved tract map on the northwest corner of 54th Avenue
and Madison Street.
Staff Report by
Commissioner Discussion PC,
ACTION TAKEN:
C^ Uv -2x--
OTHER
al La
Mier ( 90-)
Moved by Commissioner
Seconded by Commissioner,,,
Roll Call Vote:
Moran
Bund
Zelles
Steding
Walling
Presentation by Mr. Bill Brown on the activities of the
Thermal Airport. Qc%j
-9 , _ . G B _ l ,A _ -�, l9
o2V3-u
BJ/FORM.010 - 4 - P�A
- )� 14, L,
ADJOURNMENT:
Time:
Moved by Commissioner
Seconded by Commissioner
Next meeting date:
BJ/FORM.010
- 5 -