PCRES 1992-021PLANNING COMMISSION RESOLUTION 92-021
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF AMENDMENTS TO THE
CONDITIONS OF APPROVAL FOR SPECIFIC PLAN 90-020
CASE NO. SP 90-020, AMENDMENT O1 - STUART ENTERPRISES, LTD.
(CRAIG BRYANT)
WHEREAS, the Planning Commission of the City of La Quinta did on the
26th day of May, 1992, hold a duly noticed Public Hearing to consider the request
of Stuart Enterprises, Ltd. (Craig Bryant), for approval of amendments to the
Conditions of Approval for the Specific Plan to allow 850 total residential units in 7
master planned villages (or tracts) on 271+ acres in the R-1 and R-1 20,000 zones;
and a Parcel Map creating 6 residential parcels (or villages) on 235+ acres on the
vest side of Madison Street between 52nd and 53rd Avenues and at the southeast
corner of Madison Street and 52nd Avenue, more particularly described as:
PORTIONS OF 1. SECTION 10, T6S, R7E, S.B.B.M.
2. SECTION 9, T6S, R7E, S.B.B.M.
WHEREAS, said Specific Plan request has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act
of 1970" (County of Riverside, Resolution 82-213, adopted by reference in City of
La Quinta Ordinance No. 5), in that the Planning Director has conducted an initial
study and has determined that, although the project could have a significant adverse
impact on the environment, the mitigation measures incorporated into the Conditions
of Approval will mitigate those project impacts to levels of insignificance; and,
WHEREAS, upon hearing and considering all testimony and arguments,
if any, of all interested persons desiring to be heard, said Planning Commission did
find the following facts to justify recommendation for approval of said Conditions of
Approval for said Specific Plan:
1 . The proposed amendments to the Conditions of Approval for the Specific Plan
are consistent with the goals and policies of the La Quinta General Plan.
2. The amendments to the Conditions of Approval for the Specific Plan are
compatible with the existing and anticipated area development.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of
the Commission in this case;
2. That it does hereby recommend to the City Council approval of the above
described amendments to the Conditions of Approval for the Specific Plan
request for the reasons set forth in this Resolution, labeled Exhibit "A",
attached hereto.
RESOPC.075
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 26th day of May 1992, by the following
vote, to wit:
AYES: Commissioners Ladner, Ellson, Marrs, and Chairwoman Barrows
NOES: None
ABSENT: Vice Chairman Mosher
ABSTAIN: None
KA IE BARROWS, Chairwoman
City of La Quinta, California
ATTEST:
of Quinta, California
RESOPC.075 2
PLANNING COMMISSION RESOLUTION 92-021 Exhibit "A"
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 90-020
MAY 26, 1992
• Mitigation measures for Environmental Assessment 90-183
+ Amended by Planning Commission July 9, 1991
++ Added by Planning Commission July 9, 1991
}• Amended by City Council January 21, 1992
Added by City Council January 21, 1992
+++ Amended by Planning Commission May 26, 1992
PLANNING DEPARTMENT:
The development shall comply with Exhibit 1, the Specific Plan document for
Specific Plan 90-020 and the following conditions, which shall take precedence
in the event of any conflict with the provisions of the Specific Plan.
Public improvements shall be provided as required by the Engineering
Department and Parcel Map 2647.
Development of Parcel Map 26471 shall comply with standards and guidelines
in the Specific Plan.
•4. 75 0 of the dwelling units within 150 feet of the Madison Street and 53rd Avenue
+ right-of-way shall be limited to one story in height. All one story units in
is project shall be a maximum 18 feet in height with two story units in project a
+++ maximum 30 feet in height. Dwelling units within 150 feet of 52nd Avenue shall
be one story in height, maximum of 18 feet in height.
s5. A master landscaping plan for all perimeter street parkways shall be submitted
and approved by the Design Review Board and Planning Commission prior to
issuance of a building permit for the first village. Landscaping materials to
be native and drought tolerant. Irrigation system to utilize emitter irrigation
system where possible. Within 5 feet of curb, no spray irrigation heads nor
lawn shall be used. Within this area only emitters and spreading shrubs and
groundcover may be used.
6. Six foot high masonry walls shall be provided around each village. Walls
adjacent to public streets shall match for all villages and be approved by the
Design Review Board.
7. Landscaping and architectural plans for individual lots and dwellings shall be
reviewed and approved by the Design Review Board.
8. Use of metal roofs shall be subject to approval of the Design Review Board.
9. Lighting of permanent subdivision identification signs shall be permitted.
+*10. Pages 15 and 16 of Specific Plan 90-020 text shall be revised as recommended
by the Coachella Valley Water District (CVWD) in their letter dated May 22,
1991, or as agreed upon by Applicant and Coachella Valley Water District.
CONAPRVL.021
Conditions of Approval
Specific Plan 90-020
May 26, 1992
11. Specific Plan 90-020 text shall be revised as approved within a minimum two
sets of text being submitted to the Planning and Development Department for
approval prior to issuance of first recordation of first tract map in project
area.
+*12. That all Conditions of Approval for the following shall be met:
a. CVWD - letter dated May 22, 1991, or as may be agreed upon by
Applicant and CVWD.
b. Sunline Transit - letter dated December 28, 1990
C. Palmer Cablevision - letter dated January 23, 1991
+*13. If the Flat -Tailed Horned Lizard is determined, at the time of grading permits,
+++ to be threatened or endangered by the State Department of Fish and Game
then a biological assessment to determine if the Flat -Tailed Horned Lizard is
present on the project site shall be conducted prior to recordation of the
parcel map. Mitigation measures as indicated shall be implemented.
14. The Conditions, Covenants and Restrictions (CC & R's) for each tract or
subdivision shall disclose that there are legally boarded horses in the
surrounded areas. CC & R's to be reviewed by the Planning and Development
Director prior to their recordation.
ENGINEERING DEPARTMENT:
+15. Applicant shall dedicate public street right of way and utility easements in
conformance with the city's General Plan, Municipal Code, applicable Specific
Plans if any, and as required by the City Engineer, as follows:
a. Avenue 52 - Primary Arterial, 55-foot half width;
b. Madison Street - Primary Arterial, 55-foot half width;
C. Avenue 53 - Collector Street, 32-foot half width;
d. A and B streets - Local Street, 60-foot full width;
e. Right of way geometry for corner cut -backs at intersections shall
conform with Riverside County Standard Drawing #805 unless otherwise
approved by the City Engineer.
**16. Applicant shall provide meandering landscaped setback lots with the smallest
+++ width to be 20 feet along 52nd Avenue and Madison Street and 10 feet along
53rd Avenue adjacent o the following streets right-of-way:
a. 52nd Avenue - 40 feet
b. Madison Street - 40 feet
C. 53rd Avenue - 40-feet wide.
*17. Applicant shall -vacate vehicle access rights to Avenue 52 and 53 and Madison
Street from all abutting lots. Access to these streets from this land division
shall be restricted to A and B street intersections only.
CONAPRVL.021 2
Conditions of Approval
Specific Plan 90-020
May 26, 1992
**18. Applicant shall provide a blanket easement that covers the entire landscaped
setback lots for the purpose of a meandering public sidewalk and equestrian
trail.
19. Applicant 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.
20. Applicant shall pay all fees charged by the city as required for processing,
plan checking and construction inspection. The fee amount(s) shall be those
which are in effect at the time the work is undertaken and accomplished by the
city.
+*21. Applicant shall have street improvement plans prepared by a registered civil
engineer. Street improvements shall be designed and constructed for all
streets within the proposed subdivision and for off -site streets as required
by these conditions of approval. All street improvements shall be designed
and constructed in accordance with the LQMC and adopted Standard
Drawings,and City Engineer and shall include all appurtenant components
required by same, except mid -block street lighting, such as but not limited
to traffic signs and channelization markings, street name signs, sidewalks,
and raised medians where required by city General P1an.Street design shall
take into account the soil strength, anticipated traffic loading, and design life.
The minimum structural section for residential streets shall be 3" AC over 4"
Class 2 Base.
Miscellaneous incidental improvements and enhancements to existing
improvements where joined by the newly required improvements shall be
designed and constructed as required by the City Engineer to assure the new
and existing improvements are appropriately integrated to provide a finished
product that conforms with city standards and practices. This includes
tapered off -site street transitions that extend beyond tract boundaries and
join the widened and existing street sections.
The following specific street widths shall be constructed to conform with the
General Plan street type noted therewith:
ON -SITE STREETS
A and B streets - full width Local Street, 40 feet wide, refer to
Std Dwg #105
b. OFF -SITE STREETS
The City is contemplating adoption of a major thoroughfare improvement
ordinance which is intended to distribute the improvement cost of major
thoroughfare construction evenly and fairly on undeveloped land. If
the ordinance is adopted, all land division maps prepared pursuant to
CONAPRVL.021
Conditions of Approval
Specific Plan 90-020
May 26, 1992
this Specific Plan shall be subject to payment of fees, or construction
of improvements in lieu of, as set forth in the ordinance, provided the
ordinance is adopted 60 days prior to recordation of the map. The fees
shall be paid, or agreed to be paid, prior to recordation of the map.
If in the event, the major thoroughfare improvement ordinance is not
adopted, the off -site street improvement responsibility, including
design and construction, shall be as follows:
Avenue 52 (portion contiguous to specific plan area) Install
three-quarter width Primary Arterial (3 of 4 travel lanes for 86'
width improvement option), improvement includes full width
raised median and 16-foot wide west bound travel lane, refer to
Std Dwg #100;
Madison Street:
a. (Portion contiguous to the northerly quarter -mile of the
specific plan area) Install full -width Primary Arterial (86'
width improvement option), improvement includes full
width raised median, refer to Std Dwg #100;
b. (Portion contiguous to the southerly quarter -mile of the
specific plan area) Install three-quarter width Primary
Arterial (86' width improvement option), improvement
includes full width raised median and a 16-foot wide north
bound travel lane, refer to Std Dwg #100.
Avenue 53 (portion contiguous to specific plan area) Install
three-quarter width Collector (40-foot option), improvement
includes standard half width plus one 14-foot wide east bound
travel lane, refer to La Quinta General Plan Figure VII-2.
++4. Full turn access cut in Avenue 52 median shall be provided at
Green Valley Ranches.
Traffic signals at the following locations:
a. Avenue 52;
1.) Jefferson Street: 12.5% fair share responsibility;
2.) Madison Street: 25% fair share responsibility;
3.) Street B : 50% fair share responsibility;
b. Avenue 53;
1.) Jefferson Street: 12.5% fair share responsibility;
2.) Madison Street: 25% fair share responsibility;
CONAPRVL.021
Conditions of Approval
Specific Plan 90-020
May 26, 1992
c. Madison Street;
1.) Street A: 50% fair share responsibility.
The signals will be installed by the City when warranted by
traffic conditions.
22. Applicant shall construct, or enter into agreement to construct, the site
grading, off -site public improvements and utilities, and on -site common area
improvements before the final map is recorded. Applicant shall pay cash, in
lieu of and equivalent to tiie respective fair -share construction cost, for those
improvements that the Applicant has partial cost responsibility and
construction must be deferred until the full complement of funding is
available. Payment of cash may be deferred to a future date mutually agreed
by Applicant and City, provided security for said future payment is posted
by Applicant.
*23. Applicant shall construct an six-foot wide meandering sidewalk with equestrian
** trail and split rail type fence in the landscaped setback lots along 52nd, 53rd
+++ Avenues, and Madison Street to the satisfaction of the City. Equestrian trail
to be a minimum 8 feet wide. On Madison Street the equestrian trail shall be
on the east side with sidewalk on the west side of the street.
*24. Turning movements of traffic accessing the subject land division from
adjoining public streets shall be as follows:
52nd Avenue
a. Street B: left and right turns in and out are allowed;
Madison Street
a. Street A: left and right turns in and out are allowed.
25. Applicant shall meet with the City Council to establish and create a Special
+++ Benefit Zone for incorporation into the Landscaping and Lighting District or
a master landscaping maintenance association that is funded by the future
homeowners associations of the seven villages, for the responsibility of
maintaining all perimeter landscaping and sound walls contiguous to this tract
along 52nd Avenue, 53rd Avenue, Madison Street, "A" and "B" Streets.
FIRE MARSHAL:
26. All water mains and fire hydrants providing the required flows shall be
constructed in accordance with the City Fire Code in effect at the time of
development.
CONAPRVL.021 5
Conditions of Approval
Specific Plan 90-020
May 26, 1992
27. Each village shall be provided with two access points (minimum of one to be
full turn access, second may be emergency) to satisfaction of Fire Marshal.
MISCELLANEOUS
**28. All residential lots within 200 feet of 52nd, 53rd Avenues, and Madison Street
++ shall have a minimum size of 10,000 to 12,000 square feet. The remainder of
residential lots in the Specific Plan area shall have a minimum size of 9,000
square feet.
**29. Specific Plan text shall be updated to reference approved lot sizes. Five
copies of the revised text shall be submitted to the City prior to approval of
first tentative tract map.
30. All lots within 200 feet of 52nd, 53rd Avenues, and Madison Street shall have
*** a minimum lot width of 100 feet. Lots along cul-de-sac or similar lots shall
have an average 100 feet width. All other lots shall have a minimum 80 feet
width with cul-de-sac and similar lots having an average 80 feet lot width.
31. Maximum overall density of the development shall be 3.13 dwelling units per
*** acre as noted in Specific Plan text.
32. Architectural themes for the Specific Plan text shall be revised to only allow
*** rural, country and ranch style designs.
33. Adjacent to 52nd, 53rd Avenues, and Madison Street, each Village shall
*** provide at least one amenity core (open space/passive green belt area),
similar to that shown on Land Use Plan in Specific Plan for Village =5. The
areas shall have a minimum size of 1/2 acre.
34. The perimeter wall of the Specific Plan area adjacent to 52nd, 53rd Avenues,
*** and Madison Street shall meander with the meandering landscape area.
35. The minimum house size shall be 1,800 square feet, excluding garage area.
sss
36. The minimum setbacks shall be:
**s
+++ a. Front - 20 feet (25% meandering to 25 feet)
b. Rear - 20 feet
C. Side - 5 feet (20 feet total)
e. Street side - 20 feet
37. Architectural variety: when houses using similar architectural styles are
*** located within two hundred fifty feet of each other, exterior building
elevations shall make provision for architectural variety by using different
colors, styles, roof treatments, window treatments, garage door treatments,
and similar methods. (No two identical architectural styles shall be
constructed adjacent to each other.)
CONAPRVL.021 6