2018 09 06 DHDIRECTOR’S HEARING 1 SEPTEMBER 6, 2018
SPECIAL MEETING
NOTICE OF SPECIAL DIRECTOR’S HEARING
NOTICE IS HEREBY GIVEN that a Director’s Hearing will be held as a special
meeting on Thursday, September 6, 2018, at 2:00 p.m. at La Quinta City Hall Study
Session Room located at 78495 Calle Tampico, La Quinta, CA 92253 for the following
purpose:
PUBLIC HEARING
1. AMENDED FINAL TRACT MAP 31681-3, AMENDMENT NO. 4 SUBMITTED
BY T.D. DESERT DEVELOPMENT LP PROPOSING TO REDUCE THE
WIDTHS OF LOTS 113-148 FROM 65 FEET TO 55 FEET TO
ACCOMMODATE PREVIOUSLY APPROVED MODEL LAYOUT, WHICH
WILL INCREASE THE NUMBER OF EXISTING LOTS FROM 36 TO 44.
APPLICANT: T.D. DESERT DEVELOPMENT LP. PROJECT: ANDALUSIA
AT ALMERIA, WITHIN THE EXISTING ANDALUSIA AT CORAL
MOUNTAIN PROJECT. CEQA: REVIEWED UNDER ENVIRONMENTAL
ASSESSMENT 2003-483. LOCATION: LOTS 113-148, LOCATED ON
ALMERIA WITHIN ANDALUSIA, SOUTH OF AVENUE 58, EAST OF
MADISON STREET.
Dated: August 30, 2018 /s/Danny Castro
DANNY CASTRO, Director
Design and Development Department
Attest:
WANDA WISE-LATTA, Executive Assistant
DECLARATION OF POSTING
I, Wanda Wise-Latta, Executive Assistant of the City of La Quinta, do hereby declare
that the foregoing notice for the Director’s Hearing special meeting of September 6,
2018, was posted on the outside entry to the Council Chamber at 78495 Calle
Tampico and on the bulletin boards at 51321 Avenida Bermudas and 78630 Highway
111 on August 30, 2018.
WANDA WISE-LATTA, Executive Assistant
DIRECTOR’S HEARING SEPTEMBER 6, 2018
SPECIAL MEETING
Director’s Hearing Agendas and staff
reports are now available on the
City’s web page: www.laquintaca.gov
DIRECTOR’S HEARING
AGENDA
CITY HALL STUDY SESSION ROOM
78-495 Calle Tampico, La Quinta
SPECIAL MEETING
THURSDAY, SEPTEMBER 6, 2018 AT 2:00 P.M.
CALL TO ORDER
CONFIRMATION OF AGENDA
PUBLIC HEARINGS
For all Public Hearings on the agenda, a completed “Request to Speak” form must be
filed with the Executive Assistant prior to consideration of that item.
A person may submit written comments to the Director before a public hearing or
appear in support or opposition to the approval of a project(s). If you challenge a
project(s) in court, you may be limited to raising only those issues you or someone
else raised at the public hearing or in written correspondence delivered to the City
at, or prior to the public hearing.
1. AMENDED FINAL TRACT MAP 31681-3, AMENDMENT NO. 4 SUBMITTED BY
T.D. DESERT DEVELOPMENT LP PROPOSING TO REDUCE THE WIDTHS OF
LOTS 113-148 FROM 65 FEET TO 55 FEET TO ACCOMMODATE A
RESIDENTIAL PRODUCT TYPE PREVIOUSLY APPROVED UNDER SITE
DEVELOPMENT PERMIT (SDP) 2003-787, WHICH WILL INCREASE THE
NUMBER OF EXISTING LOTS FROM 36 TO 44. APPLICANT: T.D. DESERT
DEVELOPMENT LP. PROJECT: ANDALUSIA AT ALMERIA, WITHIN THE
EXISTING ANDALUSIA AT CORAL MOUNTAIN PROJECT. CEQA: REVIEWED
UNDER ENVIRONMENTAL ASSESSMENT 2003-483. LOCATION: LOTS 113-
148, LOCATED ON ALMERIA WITHIN ANDALUSIA, SOUTH OF AVENUE 58,
EAST OF MADISON STREET.
PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA
ADJOURNMENT
DIRECTOR’S HEARING SEPTEMBER 6, 2018
SPECIAL MEETING
DECLARATION OF POSTING
I, Wanda Wise-Latta, Executive Assistant of the City of La Quinta, California do
hereby declare that the foregoing Agenda for the Director’s Hearing was posted on
the outside entry to the Council Chamber at 78-495 Calle Tampico, and the bulletin
boards at 78-630 Highway 111, and the La Quinta Cove Post Office at 51-321 Avenida
Bermudas, on August 30, 2018.
DATED: August 30, 2018
WANDA WISE-LATTA, Executive Assistant
City of La Quinta, California
PUBLIC NOTICES
The La Quinta City Study Session Room is handicapped accessible. If special
equipment is needed for the hearing impaired, please call the Planning Division of the
Design and Development Department at 760-777-7118, twenty-four (24) hours in
advance of the meeting and accommodations will be made.
If special electronic equipment is needed to make presentations to the Director,
arrangements should be made in advance by contacting the Planning Division of the
Design and Development Department at 760-777-7118. A one (1) week notice is
required.
If background material is to be presented to the Director during a Director’s Hearing,
please be advised that eight (8) copies of all documents, exhibits, etc., must be
supplied to the Executive Assistant for distribution. It is requested that this take
place prior to the beginning of the meeting.
Any writings or documents provided to the Director regarding any item(s) on this
agenda will be made available for public inspection at the Design and Development
Department’s counter at City Hall located at 78-495 Calle Tampico, La Quinta,
California, 92253, during normal business hours.
Page 1 of 2
DIRECTOR’S HEARING
STAFF REPORT
DATE:SEPTEMBER 6, 2018
CASE NUMBER:AMENDED FINAL TRACT MAP 2018-0002
(TRACT 31681-3, AMENDMENT NO.4)
APPLICANT:T. D. DESERT DEVELOPMENT LP
PROPERTY OWNER:T. D. DESERT DEVELOPMENT LP
REQUEST:REDUCE RESIDENTIAL LOT WIDTHS FROM 65 FEET TO 55
FEET, INCREASING THE NUMBER OF LOTS FROM 36 TO 44
CEQA:PROJECT WAS PREVIOUSLY STUDIED AS PART OF
SPECIFIC PLAN 2003-067 AND ENVIRONMENTAL
ASSESSMENT 2003-483
LOCATION:LOTS 113-148, LOCATED ON ALMERIA WITHIN
ANDALUSIA
LEGAL:APN: 764-691-001 THROUGH -036
RECOMMENDED ACTION:
Approve Amended Final Map 31681-3, Amendment No. 4, subject to the attached
Findings and Conditions of Approval.
EXECUTIVE SUMMARY:
The applicant proposes to reduce the widths of Lots 113-148 (36 lots) from 65 feet
to 55 feet to accommodate a residential product type previously approved under Site
Development Permit (SDP) 2003-787 (Attachment 1). This proposed would add eight
(8) lots, increasing the number of lots from this portion of the tract map (Tract Map
31681-3) from 36 to 44 lots and add Lots 149-156 back to the map (Attachment 2).
This request represents the continued development of homes within the eastern half
of Andalusia.
BACKGROUND:
The Andalusia Specific Plan envisioned a phased development of an approximately
900-acre project area. Tract Map 31681 was originally designed and approved to
subdivide the single-family lots within Andalusia. Since its original approval, the map
has been recorded in phases, as development was proposed. In May 2015,
Amendment No. 3 to Final Tract Map 31681-3 was approved, which increased the
widths of Lots 113-148 from 55 feet to 65 feet, decreasing the lot count by eight,
eliminating Lots 149-156. The purpose of the increase in lot widths was to
accommodate a new model style, approved under SDP 2013-934, which required
larger lots.
PUBLIC HEARING NO. 1
Page 2 of 2
PROPOSAL & ANALYSIS:
The applicant, in response to changes in the marketplace, wishes to use a previously
approved product that only requires 55-foot lot widths; therefore, an amendment to
the recorded Final Tract Map is necessary (Attachment 3). The widths of Lots 113-
148 are proposed to be reduced from 65 feet to 55 feet, resulting in a gain of eight
lots (Lots 149-156) compared to the currently approved Amendment No. 3.
The street and golf course improvements within this portion of the project have been
completed. The lots are located on Almeria (residential street) and are surrounded
by the existing golf course and other mass graded lots. SDP 2013-934 and SDP
2003-787 are the active site development permits for this area of Final Tract Map
31681-3.
La Quinta Municipal Code, Section 13.20.115, allows for Final Maps to be amended
under certain conditions. The proposed Amended Final Map 31681-3 is consistent
with the Municipal Code, and findings for approval can be made.
AGENCY AND PUBLIC REVIEW:
Public Agency Review:
This request was sent to all applicable City departments on July 10, 2018. All written
comments received are on file and available for review with the Design and
Development Department. All applicable comments have been incorporated in the
recommended Conditions of Approval.
Public Notice:
This project was advertised in The Desert Sun newspaper on August 25, 2018 and
mailed to all property owners within 500 feet of the site. To date, no comments have
been received from adjacent property owners. Any written comments received will
be handed out at the hearing.
ENVIRONMENTAL REVIEW
The Design and Development Department has determined that this project was
previously studied as part of Environmental Assessment 2003-483 and the
amendment is consistent with this study. The streets and golf course have been
constructed, the lots have been mass graded, and the land proposed for the current
project is surrounded by existing homes. No further analysis is required under the
California Environmental Quality Act.
Report prepared by: Cheri Flores, Senior Planner
Report approved by: Gabriel Perez, Planning Manager
Attachments:
1. Project Information
2. Project Area Site Map
3. TM 31681-3, Amendment No.4
FINDINGS
AMENDED FINAL MAP 31681-3, AMENDMENT NO. 4 (TTM 2018-0002)
ANDALUSIA
ADOPTED:
Page 1 of 1
FINDINGS
A. The proposed amended final map is consistent with the La Quinta General Plan. The
proposed map conforms to the design guidelines and standards of the General Plan for
Low Density Residential designated properties, as set forth in the Land Use Element.
The proposal is consistent with the requirements of Specific Plan 2003-067, including
setbacks, pad elevations, and other design and performance standards that assure a
high quality of development.
B. The design of the amended final map is consistent with the La Quinta General Plan in
that infrastructure and other improvements are in place, and this amendment will not
impact those improvements.
C. The design of the amended final map and the proposed improvements are not likely to
cause substantial environmental damage nor substantially injure fish or wildlife or
their habitat. The City of La Quinta Design and Development Department has
determined that this project was previously studied under Environmental Assessment
03-483, and no further review is necessary.
D. The design of the amended final map and the proposed improvements are not likely to
cause serious public health problems. As conditioned, the amended final map will not
result in any increased hazard to public health or welfare, as the design has been
reviewed for sight distance, and will be required to connect to the existing sanitary
sewer and water systems in place within Andalusia.
E. The site of the amended final map is physically suitable for the type of development
and proposed density of development. As conditioned, the proposed design is
physically compatible with the site with regards to topography, and consistent with
the existing and proposed lots and homes to the north and east.
F. As conditioned, the amended final map is consistent with all applicable provisions of
this title and the La Quinta Zoning Ordinance, including, but not limited to, minimum
lot area requirements, any other applicable provisions of this code, and the
Subdivision Map Act.
G. As conditioned, the design of the amended final map will not conflict with easements,
acquired by the public at large, for access through or use of property within the
proposed subdivision, for access through or use of the property within the subdivision
in that none presently exist, and access is provided within the project and to adjacent
public streets.
CONDITIONS OF APPROVAL - RECOMMENDED
FINAL MAP 31681-3, AMENDMENT NO. 4
ANDALUSIA
ADOPTED:
Page 1 of 4
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta (“City”), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Amended
Tract Map, or any Final Map recorded thereunder. The City shall have sole
discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. This Amended Tract Map, and any Final Map recorded thereunder, shall comply
with the requirements and standards of Government Code §§ 66410 through
66499.58 (the “Subdivision Map Act”), Chapter 13 of the La Quinta Municipal
Code (“LQMC”) and the Conditions of Approval for Tentative Tract Map No.
31681.
The City of La Quinta’s Municipal Code can be accessed on the City’s Web Site
at www.laquintaca.gov.
3. Prior to the issuance of any grading, construction, or building permit by the
City, the applicant shall obtain any necessary clearances and/or permits from
the following agencies, if required:
x Riverside County Fire Marshal
x La Quinta Public Works Development Division (Grading Permit, Green Sheet
(Public Works Clearance) for Building Permits, Water Quality Management
Plan(WQMP) Exemption Form – Whitewater River Region, Improvement
Permit)
x La Quinta Planning Division
x Riverside Co. Environmental Health Department
x Coachella Valley Unified School District
x Coachella Valley Water District (CVWD)
x Imperial Irrigation District (IID)
x California Regional Water Quality Control Board (CRWQCB)
x State Water Resources Control Board
x SunLine Transit Agency
x South Coast Air Quality Management District Coachella Valley (SCAQMD)
The applicant is responsible for all requirements of the permits and/or
clearances from the above listed agencies. When the requirements include
approval of improvement plans, the applicant shall furnish proof of such
approvals when submitting those improvements plans for City approval.
4. Coverage under the State of California Construction General Permit must be
CONDITIONS OF APPROVAL - RECOMMENDED
FINAL MAP 31681-3, AMENDMENT NO. 4
ANDALUSIA
ADOPTED:
Page 2 of 4
obtained by the applicant, who then shall submit a copy of the Regional Water
Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice
of Intent (“NOI”) and Waste Discharge Identification (WDID) number to the
City prior to the issuance of a grading or building permit.
5. The applicant shall comply with applicable provisions of the City’s NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water);
Riverside County Ordinance No. 457; the California Regional Water Quality
Control Board – Colorado River Basin Region Board Order No. R7-2013-0011
and the State Water Resources Control Board’s Order No. 2012-0006-DWQ.
A. For construction activities including clearing, grading or excavation of
land that disturbs one (1) acre or more of land, or that disturbs less
than one (1) acre of land, but which is a part of a construction project
that encompasses more than one (1) acre of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan (“SWPPP”)
to the State Water Resources Control Board.
The applicant or design professional can obtain the California
Stormwater Quality Association SWPPP template at
www.cabmphandbooks.com for use in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
C. The applicant’s SWPPP shall include provisions for all of the following
Best Management Practices (“BMPs”) (LQMC Section 8.70.020
(Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non-Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. All erosion and sediment control BMPs proposed by the applicant shall
be approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
E. The SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted
by the City Council.
CONDITIONS OF APPROVAL - RECOMMENDED
FINAL MAP 31681-3, AMENDMENT NO. 4
ANDALUSIA
ADOPTED:
Page 3 of 4
F. The inclusion in the Homeowners’ Association (HOA) Conditions,
Covenants, and Restrictions (CC&Rs), a requirement for the perpetual
maintenance and operation of all post-construction BMPs as required
and the applicant shall execute and record an agreement that provides
for the perpetual maintenance and operation of all post-construction
BMPs as required.
6. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee and Transportation Uniform Mitigation Fee programs
in effect at the time of issuance of building permit(s).
FINAL MAPS
7. Prior to the City’s approval of a Final Map, the applicant shall furnish mylars of
the Final Map that were approved by the City’s map checker. The Final Map
shall be 1” = 40’ scale.
IMPROVEMENT SECURITY AGREEMENTS
8. Prior to City Council approval of this Amended Final Map, the applicant shall
construct all on and off-site improvements and satisfy its obligations for same,
or shall furnish a fully secured and executed Amended Subdivision
Improvement Agreement (“SIA”) guaranteeing the construction of such
improvements and the satisfaction of its obligations for same.
9. Any Amended Subdivision Improvement Agreement (“SIA”) entered into by
and between the applicant and the City of La Quinta, for the purpose of
guaranteeing the completion of any improvements related to this Amended
Final Tract Map, shall comply with the provisions of LQMC Chapter 13.28
(Improvement Security).
PLANNING
10. The homes to be built on the recorded lots resulting from this map shall be
consistent with, and shall conform to the conditions of approval for Site
Development Permit 2003-787 and 2013-934.
FIRE
11. Fire Department emergency vehicle apparatus access road locations and
design shall be in accordance with the California Fire Code, Riverside County
Ordinance 460, Riverside County Ordinance 787, and Riverside County Fire
Department Standards. Plans must be submitted to the Fire Department for
review and approval prior to building permit issuance.
12. Fire Department water system(s) for fire protection shall be in accordance with
the California Fire Code, Riverside County Ordinance 787 and Riverside County
CONDITIONS OF APPROVAL - RECOMMENDED
FINAL MAP 31681-3, AMENDMENT NO. 4
ANDALUSIA
ADOPTED:
Page 4 of 4
Fire Department Standards. Plans must be submitted to the Fire Department
for review and approval prior to building permit issuance.
13. The proposed project will have a cumulative adverse impact on the Fire
Department's ability to provide an acceptable level of service. These impacts
include an increased number of emergency and public service calls due to the
increased presence of structures, traffic and population. The project
proponents/developers will be expected to provide for a proportional mitigation
to these impacts via capital improvements and/or impact fees.
14. Submittal to the Office of the Fire Marshal for development, construction,
installation and operational use permitting will be required.
15. All new proposed residential homes shall be equipped with a fire sprinkler
system.
Project Information
CASE NUMBER:AMENDED FINAL MAP 31681-3, AMENDMENT NO. 4
(TT 2018-0002)
APPLICANT:T. D. DESERT DEVELOPMENT LP
PROPERTY OWNER:T. D. DESERT DEVELOPMENT LP
ENGINEER:WATSON ENGINEERING
REQUEST:REDUCE LOT WIDTHS FROM 65 FEET TO 55 FEET,
INCREASING THE AMOUNT OF LOTS FROM 36 TO 44
LOCATION:APN: 764-690-001 THROUGH -044, ON ALMERIA WITHIN
ANDALUSIA
GENERAL PLAN
DESIGNATION:LOW DENSITY RESIDENTIAL
ZONING
DESIGNATION:LOW DENSITY RESIDENTIAL
SURROUNDING
ZONING/LAND USES:NORTH: GOLF COURSE, VACANT LOTS
SOUTH: GOLF COURSE
EAST: GOLF COURSE
WEST: GOLF COURSE
ATTACHMENT 1
Avenue 58
Avenue 60Madison StreetMonroe StreetRonda
AlmeriaA
n
d
a
l
u
s
i
a
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,
USDA, USGS, AeroGRID, IGN, and the GIS User Community
¯
TextText
PROJECT AREA SITE MAP
ATTACHMENT 2
Legend
Affected Parcels
TT 31681-3 Area
HANDOUTS
DIRECTOR’S
HEARING
SEPTEMBER 6, 2018
+$1'287
',5(&725
6+($5,1*
6(37(0%(5
38%/,&+($5,1*12
September 6, 2018
On 6 July 2004, the City of La Quinta approved Resolution 2004-72 which memorializes a set of
conditions and obligations related to Tentative Tract Map 31681 (Andalusia). Among the conditions of
approval is an obligation that the applicant (developer) “construct the improvements for the
development” and “satisfy its obligations for the development in a timely manner”. Fourteen years
after approval, the development is not completed impacting the city and nearby residents.
Of particular concern, are the offsite improvements required of the developer that remain to be
completed. In the latest City of La Quinta General Plan, Avenue 60 (between Madison and Monroe) is
listed as a truck route, Image Corridor, and Secondary Artery, complete with bike/golf cart/NEV path.
These designations differ dramatically from the 2002 City of La Quinta General Plan, in force at the
time Resolution 2004-072 was approved.
One of the conditions of that approval is the obligation of the developer to widen Avenue 60 “if a
proposed General Plan Amendment is adopted by the City Council”. With the 2013 adoption of the new
City of La Quinta General Plan, the City Council has amended its plan generally and specifically with
respect to Avenue 60. A plain language reading of Resolution 2004-072 reveals that the developer has
failed to honor its obligation to widen Avenue 60 in a timely manner. A quick review of the other
Secondary Arteries within the City shows that Avenue 60, is the only such artery that has not been
widened where adjacent to a completed or in-progress development.
With the designation of Avenue 60 as a truck route (including a bike path), the single westbound lane
(without bike path) presents a considerable danger to motorists and bike riders. By failing to widen or
require that the developer honor its obligation to widen Avenue 60, the City is endangering residents
and visitors and perhaps could be liable for damages in litigation resulting from a serious accident. This
is an entirely avoidable risk and one that should be eliminated at the earliest possible time.
As Image Corridors, Avenue 60 (approximately 100 yards west of Monroe to Madison) and Madison
Street (approximately 250 yards south of the main Andalusia gate to Avenue 60) are unique in the City
due to their complete lack of landscaping adjacent to a developed or developing site. Their appearance
in no way resembles the description of Image Corridors found in the current General Plan which states
that the City will “protect and preserve these important community assets that are a major draw to
visitors and new residents to the City”.
Every other Image Corridor within the City is landscaped where development is completed or ongoing
yet these corridors remain devoid of any improvements, despite the conditions and obligations of
Resolution 2004-072. Their incomplete nature contributes to airborne particulate issues and calls to the
number listed on site have been routinely dismissed without investigation or mitigation. These
corridors fail to evoke the gem-like impression described in the General Plan which can be found in all
other such City corridors.
Fourteen years have elapsed since the initial approval for the development known as Andalusia. Five
years have elapsed since the City designated Avenue 60 as a Secondary Artery and Image Corridor.
More than sufficient time has passed for the developer to widen and/or landscape Avenue 60 and
Madison Street as required by the original resolution enabling development to proceed.
+$1'287
',5(&725
6+($5,1*
6(37(0%(5
38%/,&+($5,1*12
Residents of the surrounding area have for too long endured the dangers and visual blight resulting
from the city’s failure to require the developer to honor its obligations with respect to the Avenue 60
and Madison Street corridors. If the developer fails to honor its obligations, the City could and should
itself remedy the situation now with the certain knowledge that it will be reimbursed by the developer
prior to the approval of any Final Map for Andalusia (paragraph 28 of the original conditions of approval
provides that assurance).
We respectfully request that the City take action to ensure that these roadways and landscaping are
quickly upgraded to reflect the conditions specified both in Resolution 2004-072 and the City’s current
General Plan. The city should act to bring these corridors up to the standards promised by resolution
and the General Plan and to make the, consistent with all other such corridors within the city.
Respectfully submitted,
Citizens for a Safe and Beautiful La Quinta
Trilogy at La Quinta
+$1'287
',5(&725
6+($5,1*
6(37(0%(5
38%/,&+($5,1*12