PCRES 2003-065PLANNING COMMISSION RESOLUTION 2003-065
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF
ONE- AND TWO-STORY RESORT RESIDENTIAL HOUSING
UNITS THAT RANGE IN SIZE FROM 1,300 SQ. FT. TO
2,090 SQ. FT. ON A 44.61 ACRE SITE LOCATED TO THE
NORTHWEST OF THE INTERSECTION OF EISENHOWER
DRIVE AND COACHELLA DRIVE
CASE: SITE DEVELOPMENT PERMIT 2003-778
APPLICANT: CENTEX DESINATION PROPERTIES
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 9" day of September, 2003, hold a duly noticed Public
Hearing to consider a request by Centex Destination Properties to develop one- and
two-story townhouses and resort units ranging in size from 1,300 square feet to
2,090 square feet on 44± acres in conjunction with Specific Plan 2003-065 and
Tentative Tract Map 31379 for property located to the northwest of the
intersection of Coachella Drive and Eisenhower Drive in Tourist Commercial and
Open Space Zoning Districts, more particularly described as:
Assessor's Parcel Numbers 658-130-003 to -005
Parcel 1 of Lot Line Adjustment 2001-361
WHEREAS, on July 17, 2003, the Community Development
Department mailed case file materials to all affected agencies for their review and
comment. All written comments are on file with the Community Development
Department; and
WHEREAS, the La Quinta Community Development Department has
completed Environmental Assessment 2003-478. Based upon this Assessment,
the project will not have a significant adverse effect on the environment; therefore,
a Mitigated Negative Declaration is recommended. A Notice of Intent to Adopt a
Mitigated Negative Declaration was posted with the Riverside County Recorder's
office on July 17, 2003, as required by Section 15072 of the California
Environmental Quality Act statutes; and
WHEREAS, the Community Development Department published the Public
Hearing notice in the Desert Sun Newspaper on July 22, 2003, for the August 12,
2003 Planning Commission meeting as prescribed by Section 9.200.110 (Public
Notice Procedure) of the Zoning Code. Public Hearing notices were also mailed to
all property owners and residents within 500 feet of the site; and
Planning Commission Resolution 2003-065
Site Development Permit 2003-778, Centex
Adopted: September 9, 2003
WHEREAS, the City's Architecture and Landscape Review Committee
reviewed this project on August 6, 2003, and on a 3-0 vote adopted Minute Motion
2003-031, recommended approval of the development plans, subject to specific
landscaping requirements being met during plan check; and
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 121h day of August, 2003, continue the Public Hearing to the
9t' day of September, 2003, without discussion on 4-0 vote; and
WHEREAS, the City's Historic Preservation Commission reviewed the
applicant's Phase II Archaeology Assessment on August 29, 2003, determining site
monitoring and a conservation easement for milling stations were necessary
pursuant to adoption of Minute Motion 2003-01 1; and
WHEREAS, at the Public Hearing upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, said
Planning Commission did make the following Mandatory Findings to justify a
recommendation to the City Council for approval of said Site Development Permit:
Findings A and B - Consistency with General Plan, Zoning Code and any applicable
Specific Plans.
The developer's project proposes 280 resort residential units on the flat areas of
the site with perimeter retention basins along toe -of -slope areas. This project is
consistent with the goals, policies and intent of the La Quinta General Plan (Tourist
Commercial and Open Space) insofar as the creation of condominium units (six
dwelling units per acre) will provide another type of housing market for La Quinta
residents. Conditions are recommended requiring on- and off -site improvements
based on the City's General Plan Circulation Element provisions per the
requirements of Tentative Tract Map 31379.
The property is designated Tourist Commercial and Open Space and is consistent
with the City's General Plan Land Use Element. One- and two-story houses, using
an attached product, are proposed ranging in size from 1,300 square feet to 2,090
square feet under Site Development Permit 2003-778. The houses are plotted on
private streets with common open space areas. The development of the project, as
conditioned, will be compatible with the surrounding area.
Infrastructure improvements to serve this project are located in the immediate area
and will be extended based on the recommended Conditions of Approval for
Planning Commission Resolution 2003-065
Site Development Permit 2003-778, Centex
Adopted: September 9, 2003
Tentative Tract Map 31379. The private on -site street will provide access to the
resort houses in compliance with City requirements, as prepared.
Improvements on Eisenhower Drive will be guaranteed as required by the City's
General Plan Circulation Element at the time the final map is considered pursuant to
Section 13.20.100 of the Subdivision Ordinance. Access gating provisions will be
allowed subject to adequate vehicle stacking and turnaround areas being
established.
Finding C - Compliance with the California Environmental Quality Act
It has been determined that the proposed project could not have a significant
adverse impact on the environment provided that recommended mitigation
measures of Environmental Assessment 2003-478 are met.
Finding D — Architectural and Site Plan Design
Spanish Colonial architectural design elements are being used (e.g., exterior plaster,
wood, clay tile, brick, masonry, wrought iron, carved stone, ceramic tile and other
decorative materials) in compliance with the graphic details of Specific Plan 2003-
065. Parking for the project will consist of garages, carports and open spaces
spread throughout the 280-unit development.
The Fire Department has evaluated the street design layout and recommended
approval subject to certain standards being met, including fire hydrant spacing,
access gating design parameters, emergency access connections, etc.
Finding E — Landscape Design
The landscape development (Section 2.9.3 of Specific Plan 2003-065) concept
proposes to reinforce the Early California thematic image with the use of indigenous
and drought resistant plant materials in combination with lush landscaping
improvements. A palette of plant materials is provided in Table 11 of Section
2.9.4. Illustrations are proposed which show focal point greenbelts and the use of
trees for visual relief. A perimeter trail is proposed within the retention basin areas
abutting hillside areas. The development of the project, as conditioned, will be
compatible with the surrounding area.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California as follows:
Planning Commission Resolution 2003-065
Site Development Permit 2003-778, Centex
Adopted: September 9, 2003
1 . That the above recitations are true and correct and constitute the findings of
said Planning Commission in this case; and
2. That it does hereby recommend to the City Council certification of
Environmental Assessment 2003-478 in that no significant effects on the
environment were identified, provided mitigation measures are met; and
3. That it does hereby recommend approval of the above -described Site
Development Permit 2003-778 for the reasons set forth in this Resolution
and subject to the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 9th day of September, 2003, by the
following vote, to wit:
AYES: Commissioners Quill, Tyler, and Chairman Kirk
NOES: None
ABSENT: Commissioners Abels and Daniels
ABSTAIN: None
KIRK, Char
of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City/of La Quinta, California
PLANNING COMMISSION RESOLUTION 2003-065
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-778, CENTEX
SEPTEMBER 9, 2003
GENERAL
1 . The applicant/property owner agrees to defend, indemnify, and hold harmless
the City of La Quinta (the "City"), its agents, officers and employees from any
claim, action or proceeding to attack, set aside, void, or annul the approval of
this application and any other challenge pertaining to this project. This
indemnification shall include any award toward attorney's fees.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Minor amendments to the development plans shall be subject to approval by
the Community Development Director.
3. The landscape and irrigation plans shall be approved by the Coachella Valley
Water District and Riverside County Agriculture Commissioner prior to
submittal of the final plans to the Community Development Department,
pursuant to Chapter 8.13 of the Municipal Code. Specific landscape
requirements for the project are:
A. To encourage water conservation, no more than 50% of the front yard
areas shall be devoted to turf. Front and rear yard landscaping shall
consist of two trees (i.e., a minimum 1.5 inch caliper measured three
feet up from grade level after planting), ten 5-gallon shrubs, and
groundcover. Palm trees may count as a shade tree if the trunk is a
minimum six feet tall. Double lodge poles (two-inch diameter) shall be
used to stake trees. Bubblers and emitters shall be used to irrigate
shrubs and trees. Homebuyers shall be offered an option to have no turf
areas in their front yard through the use of desertscape materials.
B. Parkway shade trees shall be delivered to the site in 24-inches or larger
boxes with minimum two-inch calipers for Lots A, J, H and I of TTM
31379. Trees shall be a minimum height of ten feet once installed.
C. All plant materials within the perimeter retention basins shall be approved
by the Department of Fish and Game to insure the safety and welfare of
the Peninsular bighorn sheep.
D. The developer, and subsequent property owner(s), shall continuously
maintain all required front yard and parkway landscaping in a healthy and
viable condition as required by Section 9.60.240(E3) of the Zoning Code.
Planning Commission Resolution 2003-065
Conditions of Approval - Adopted
Site Development Permit 2003-778, Centex
Adopted: September 9, 2003
E. Due to maintenance and leaf litter problems, the following trees shall not
be used for this project: Bottle (Brachychiton populneus), Evergreen Ash
(Fraxinus Uhdei 'Majestic Beauty'), Elm (Ulmus parvifolia), Olive (Olea
europaea) and Crape Myrtle (Lagerstroemia indica). Fruitless olive trees
can be used within the development.
4. Walls within 150 feet of Eisenhower Drive shall be clad in stucco and capped
in brick or concrete. Pilasters shall be included at intervals of not less than
80' on center.
5. A centralized mailbox delivery system shall be used for the project pursuant to
any requirements of the U.S. Postal Service, unless individual mailboxes are
allowed.
PUBLIC SAFETY
6. Install wide -angled peepholes into front doors.
7. Graffiti resistant paint should be applied to parkway walls.
8. Landscaping shall be of the type and situated in locations to maximize
observation while providing the desired degree of aesthetics. Security planting
materials are encouraged along fence and property lines, and under vulnerable
windows. Additional public safety information may be obtained by contacting
Senior Deputy Andy Gerrard at (760) 863-8950.
FIRE DEPARTMENT
9. Final conditions will be addressed when plans are reviewed. A plan check fee
must be paid to the Fire Department at the time construction plans are
submitted. For additional assistance, please contact the Fire Department
Planning & Engineering staff at (760) 863-8886.
MISCELLANEOUS
10. The developer shall comply with all applicable conditions of Specific Plan
2003-065, Tentative Tract Map 31379 and mitigation measures of EA 2003-
478.
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