CC Resolution 1986-055^!3 RESOLUTION NO. 86-55
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING,
WITH CONDITIONS, SPECIFIC PLAN NO. 83-001,
AMENDMENT NO. 3 DUNA LA QUINTA") FOR
CERTAIN PROPERTY IN THE CITY.
WHEREAS, the Planning Commission has recommended approval of
Specific Plan No. 83-001, Amendment No. 3, pursuant to Government Code
65500 et seq. of the California Planning and Zoning Law and has trans-
mitted the same to the City Council in compliance with Section 65502
of said law; and
WHEREAS, the City Council has held at least one public hearing on
Specific Plan No. 83-001, Amendment No. 3, as required by Section
65503 of the California Planning and Zoning Law; and
WHEREAS, the Specific Plan, as amended, is consistent with the
goals and policies of the La Quinta General Plan; and
WHEREAS, the Specific Plan is consistent with the adopted
La Quinta Redevelopment Project No. 1 plan; and
WHEREAS, development of the project, as amended and in accordance
with the conditions of approval, will be compatible with existing and
anticipated area development; and
WHEREAS, the project will be provided with adequate utilities and
public services to ensure public health and safety; and
WHEREAS, although the project could have a significant adverse
impact on the environment, the mitigation measures agreed to by the
Applicant and incorporated into the conditions of approval will miti-
gate those project impacts to levels of insignificance; and
WHEREAS, cumulative and unavoidable impacts were previously
addressed within the Statement of Overriding Considerations adopted
with the La Quinta Redevelopment No. 1 of which this Specific Plan is
a portion.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City
of La Quinta does hereby adopt Specific Plan No. 83-001, as amended, a
copy of which is attached hereto and incorporated herein by this
reference, for certain property in and adjacent to the City, subject
to Conditions 1 as listed in attached Exhibit 1", Conditions of
Approval Specific Plan No. 83-001, Amendment No. 3, which Exhibit
is incorporated herein as though set forth at length.
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^!3RESOLUTION NO. 86-55
APPROVED and ADOPTED this 17th day of June 1986, by the
following vote:
AYES: Council Members Allen, Bohnenberger, Cox and Mayor Pena.
NOES: Council Member Wolff.
ABSENT: None.
ABSTAIN: None. #hkM*OR*
ATTEST:
**j J* *
CI**CLERK
APPROVED AS TO FORM: APPROVED AS TO CONTENT:
CITY A TO Y CITY MANAGER
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^!3 CONDITIONS OF APPROVAL EXHIBIT NO. 1
SPECIFIC PLAN NO. 83-001
ANEND*ENT NO. 3
June 17, l*86
1. Development of the 9ite shall comply with the approved Exhibit A"
Land Use Summary) and Exhibit B" Environmental Impact Reporti
Specific Plan Text) as contained in the Community Development
Department*s file for Specific Plan No. 83-001, Amendment No. 3, and
the following conditions, which conditions shall take precedence in
the event of any conflicts with the provisions of the Specific Plan.
2. Development of this site shall be in accordance with the provisions
and standards contained in the La quinta 6eneral Plan, the Washington
Street Specific Plan and the La Quinta Redevelopment Project No. 1
plan as in effect at the time of construction.
3. The Applicant shall comply with the conditions of approval for
Specific Plan No. 83-001, Amendment No. 2, as adopted by Resolution
No. 85-87 on November 5, 1g85, unless modified by the following
conditions.
SoilsI6
log*
4. The Applicant shall comply with the latest Uniform Building Code, as
adopted by the City of La Quinta. The appropriate seismic design
criteria will depend upon the type and use of the proposed structure
and the underlying geologic conditions.
* Conserva**Qn
5. Prior to the approval of final tract maps, the approval of zoning
permits, or the issuance of building permits, the Applicant shall
prepare a hydrological analysis for approval by the City Engineer
which will indicate the method and design to protect the proposed
development from the 100-year flood. This plan shall be consistent
with the purposes of any similar plans of the Redevelopment Agency
and the Coachella Valley *ater District then in effect for flood
protection
6. Prior to approval of building permits, the Applicant shall prepare
a water conservation plan which will indicate:
a. Methods to minimize the consumption of on-site water usage,
including water saving fixtures, drought-tolerant and native
landscaping, and programs to minimize landscape irrigation.
b. Methods for minimizing the effects of increased on-site runoff
and increased groundwater recharge, including the construction
of on-site collection and groundwater retention basins.
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^!3* CONDITIONS OF APPROVAL
SPECIFIC PLAN NO. 83-001
AMENDMENT NO. 3
June 17, l986
Page 2
C. Methods for *inimizing the aucunt of 9roundwater pumped out for
on-site irrigation, includin9 the use of reclaimed water.
7. DraInage disposal facilities shall be provided as required by the City
Engineer and in accordance with the City*s Master Plan of Orainage.
Arc haco log*
8. If buried remains are encountered during development, a qualified
archaeologist shall be contacted immediately and appropriate
mitigation measures can be taken.
*
g* The Applicant shall utilize dust control measures in accordance with
the Municipal Code and the Uniform Building Code and subject to the
approval of the City Engineer.
10. At the time of submittal of tentative tract maps or plans for any
zoning approvals, the Applicant shell demonstrate that the proposed
uses include provisions for non-automotive means of transportation
within the project site as a means of reducing dependence on private
automobiles. This may include golf cart path systems, bicycle and
pedestrian systems, and other similar Systems consistent with the
specific plan.
11. Specific project designs shall encourage the *se of public transit by
providing for on-site bus shelters as required by the Planning Director
and consistent with the requirements of local transit districts and the
specific plan.
12. The Applicant *hall encourage and support the use of Sunline vanibus
serviceloial-A-Ride/jitneys between the project site, local airports
e.g., Palm Springs, Thermal), and other regional land uses.
Traffic and Circulation
13. The Appliant or Developer shall comply with the following
requirements of the City Engineer:
a. The Applicant shall construct street improvements for all
abutting public streets and all private on-site streets
in accordance with the provisions of the La Quinta General
Plan and the requirements of the City Engineer and the
La Quinta Municipal Code, as in effect at the time of
construction. These street improvements shall include, but
not limited to, traffic signs and markings, and raised median
islands if required by the La Quinta General Plan).
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^!3 CONDITIONS OF APPROVAL
SPECIFIC PLAN NO. 83-001
A*ENDNENT NO. 3
*une 1?, l*86
Page 3
b. Desert Club Drive, along the project frontage, shall be
developed as a local1 60-foot-wide street with appropriate
offers of dedication and half-street improvements at the time
of development. This shall be shown on the approved Exhibit A".
c. Realigned Adams Street between Calle Tampico and Avenue 50
shall be shown on the approved Exhibit A". The street design
shall be subject to the review and approal of the City En9ineer.
14. In order to facilitate miti9ation of cumulative traffic impacts of
these and other area projects, the City shall establish a traffic
improvement needs monitoring program. This program will undertake
biannual traffic count studies to determine if warrants are met for
major roadway improvements. Upon determination of needs, the City
may initiate projects to meet those needs.
15. Calle Norte the north-south internal street connecting Ave. SO and
Calle Tampico west of *ashington Street) between Phases 3 and 7 shall
be gated to restrict through traffic, but shall provide for emer9ency
access. At the request of the Applicant, this shall be reconsidered
at the time of pertinent tentative tract approvals and may be revised
provided that any redesign does not direct all traffic towards Ave. 50.
16. Calle Norte shall be a continuous, loop-type road connecting through
Phases 2, 4 and 5 to the remainder of the internal private road
system.
17. The Applicant shall install a raised center median island, including
landscapng and irrigation, where required by the La Quinta General Plan
and the City's adopted standards in effect at the time of construction.
18. All new gitehouses and other entries shall provide for stacking space
and other design factors consistent with the City Standards and the
requirements of the City Engineer.
l*. Calle Tampico shall be improved as a Secondary Image Corridor" and a
Ceremonial Street" consistent with the General Plan.
20. Desert Club Drive, along the project frontage, shall be developed as a
local 60-foot-wide street with appropriate offers of dedication and
half-street improvements at the time of development.
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^!3 CONDIT!ONS OF APPROVAL
SPECIFIC PLAN NO. 83-001
AMEND*ENT NO. 3
June 17, l*8*
Page 4
Noise
21. Prior to the approval of tentative tract maps or the issuance of
building permits, the Applicant shall submit site specific noise
studies in accordance with the adopted La quinta General Plan Noise
Standards as follows:
a. All uses located within 2800 feet of the centerline of major
streets.
b. *or all non-residential uses proposed for areas within a 1000-
foot radius of desi9nated residential uses.
22. flased upon the recommendations contained in the policies within the
La Quinta General Plan, Specific Plan No. 83-001, Amendment No. 3,
shall incorporate measures to ensure compliance with the City's
recommended indoor and outdoor noise standards. These mitigation
measures shall include, but not be limited to, the following:
a. Construction of noise barriers, including walls and berm..
b. Siting and orientation of noise sensitive uses within the project.
C. Installation of special design features in buildings.
En*erg*
23. Requirements for the installation of solar water heater. shall be
determined b* the City on a uniform city-wide basis for new
construction at a later date. The developer ihall comply with the
requirements current at the time of construction.
24. All tentative maps and development plans shall be designed to ensure
compliance witht he State Laws regarding solar accessibility. To the
extent possible, all structures shall be sited, oriented and designed
so as to *inimize the energy needs for cooling.
Land Use
25. The maximum allowable densities for the residential phases of Specific
Plan No. 83-001, Amendment No. 3, as depicted on Exhibit A" Land Use
Summary), for a total of 966 dwellings, plus 168 density bonus units
approved for Phase 7, shall be amended as follows:
a. Phase 1 shall have a maximum allowable density of 4.05 units
per acre, for a maximum of 77 units.
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^!3CONDITIONS OF APPROVAL
SPECIFIC PLAN NO. 83-001
AMENDMENT NO. 3
Page 5
b. Phase 2 and 5 shall be redesignated as a sin9le phase with a
maximum allowable density of 6.21 units per acre, for a maxiuum
number of 54 units.
C. Phase 3 shall have a maximum allowable density of 5 units per acre
for a maximum total of 4(1 units.
d. Phase 4 shall have a maximum allowable density of 3.7 units per
acre for a maximum number of 16 units.
e. Phase 7 shall have a maximum allowable dentisy of 16.0 units
per acre for a maximum number of 480 units, plug a density bonus
of 40 units per acre for 120 units for affordable housing and a
density bonus of 1.6 units per acre for 48 units for design
amenities.
f. Phase 8 shall have a maximum allowable density of 5.0 units per
acre for a maximum number of 300 units.
26. The phases shall be developed in accordance with the designations
approved for Specific Plan No. 83-001, Amendment No. 2,* Phase 4 on
the Land Plan Summary Exhibit A") shall be chan9ed to Single-Family"
to comply with this requirement.
27. Height limitations shall be imposed as follows:
a. No portion of any structure on top of the La quinta Stormwater
Channel shall exceed one story or 2g-feet, as measured from the
levee grade.
b. All new residential buildings, excepting those approved prior to
Specific Plan No. 83-001, Amendment No. 3, shall not exceed one
story 20 feet) in height when located within 100 feet of any
perimeter property line excluding the La Quinta Stormwater
Channel) public street frontage.
c. Excepting as provided in subsections a) and b) above, all
other single-family residential dwellings shall not exceed two 2)
stories 35 feet) in height. All other structures will be
reviewed to determine appropriate height.
28. Any apartments constructed within Phase 7 shall provide a minimum of
one covered parking space for each unit with one or fewer bedrooms and
two covered parking spaces for each unit with two or more bedrooms,
2g. If the apartment portions of the project include any three-bedroom
units, adequate provision shall be made for recreational open space
within the project.
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^!3 CONDITIONS OF APPROVAL
SPECIFIC PLAN NO. 83-001
A*ENDMENT NO. 3
Page 6
30. The following setbacks for walls, fences and structures shall be
required to provide for parkways along public streets.
a. *all setbacks from 50th and 52nd Avenue, except where walls now
exist on 50th *est of *ashington, shall be based upon the desi9n
of tracts adjacent to said roadways and shall be subject to City
reviews and approval.
b. A minimum of two 5* x 8D* recessed cutouts, one being in the Phase
5 portion and the other being in the Phase 4 portion, shall be
provided along Washington Street for the perimeter wall. The wall,
sidewalk and landscaping shall be installed by Occember 31, 1984,
or by the recordation of future tracts for development) On Phase
4 or 5, whichever occurs first. In conjunction with these Improve-
ments, the Applicant shall also provide landscaping i.e., lawn)
In the future right-of-way between the existing paving for
*ashington and the future curbline.
C. A minimum 10-foot setback from the public right-of-way of Adams
Street if designated as a public street).
d. Prior to the issuance of any grading permits or approval of any
tentative maps or other required zoning approval, the Applicant
shall submit plans to the Planning Department for review and
approval demonstrating that there is adequate setback of street,
utility and structural improvements to provide for the setback
of project perimeter walls along public roadways in accordance
with the City*s adopted parkway standards in effect at the time
of approval for said permits, unless the standards stated in a)
and b) are lesser than the adopted parkway standards.
31. The Applicant shall dedicate to the City a site for a neighborhood
park consistent with the Open Space Plan of the La quinta General Plan
with the location and size to be approved by the Planning Commission
and City Council neighborhood parks range in size between 5 to 10
acres, with an average size of 7-1/2 acres), or the Appliant shall
agree on other alternate methods to secure park land in the general
vicinity of this project.
Public Services and Utilities
32. Fire protection shall be provided in accordance with the requirements
of the Uniform Fire Code and the La Quinta Municipal Code in effect
at the time of development.
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^!3CONDITIONS OF APPROVAL
SPECIFIC PLAN NO. 83-001
AMENDMENT NO. 3
June 17, 1986
Page 7
a. The Community Infrastructure Fee Program is the primary method
for the City to secure funding for fire station facilities. In
conjunction with tentative tract *aps and similar approvals, the
City may request prepayment of fire facilities fees on an as-
warranted basis if funds are needed to facilitate needed
construction.
b. The interior private street system shall comply with adopted
standards of the Fire Department relating to access and
circulation.
C. Provide required minimum fire flow and fire hydrants pursuant to
standards in effect at time of development.
33. Domestic water and sanitary sewer service shall be provided in
accordance with the requirements of Coachella Yalley *ater District in
effect at the time of development. The Applicant shall annex the
project site to Improvement District No. 55 to obtain permanent
wastewater treatment services.
34. The Applicant shall comply with the following requirements of Imperial
Irrigation District:
a. Any relocation of existing overhead power facilities within or
adjacent tot he project shall be in accordance with the District's
requirements and subject to the City's review and approval.
35. All overhead utility lines located along the perimeter public roadways,
with the exception of high voltage power lines of 66 KY and above,
shall be installed underground.
36. The Applicant shall pay a per-unit school development fee as dete!mined
by the Desert Sands Unified School District in accordance with the
school mitigation agreements as approved by the La quinta City Council
and in effect at the time of the issuance of building permits.
37. The Applicant shall comply with the requirements of the City's adopted
Infrastructure Fee Program in effect at the time of issuance of
building permits. Certain facilities required as part of this
Specific Plan are eligible for credits set forth in the fee program,'
these generally include parks, fire station facilities, major streets,
traffic signals, bridges, and related infrastructure identified in
the program.
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^!3CONDITIONS OF APPROVAL
SPECIFIC PLAN NO. 83-001
AMENDMENT NO. 3
June 17, 198G
Page 8
Miscellaneous
38. Prior to the issuance of grading permits or the approval of tentative
tract maps or other required zoning approvals, the Applicant shall
submit a phasing schedule and map for the entire project, which shall
include the phasing of off-site infrastructure1 to the Planning
Director for reveiw and approval,
39, In conjunction with the review and approval of required Plot Plan
application(s) by the Planning Commission and City Council, the site
and building design considerations shall be evaluated and appropriate
conditions related thereto shall be established:
a. Determination of appropriate setbacks for one and two-story
buildings from adjacent residentially*zoned property and
public streets.
b. Determination of appropriate buffers including fences and/or walls
and landscaping between the proposed uses and adjacent residential
property.
c. Development of appropriate methods to screen parking areas from
adjacent public streets.
d. Determination of appropriate driveway access standards and median
cut location.
40. Re9arding development on Phase *, the Downtown Study and Architectural
Design Guidelines currently being prepared for the City will take
precedence over the following conditions, in the event that project
development occurs after City adoption of the said study and
guidelines:
a. Building materials of the project shall consist of earthtone
colored plaster exterior siding and mission tile roofing. All
sides of the structure must be designed with architectural
interest and common materials provided.
b. Varying roof lines should be provided for architectural interest
and variety, particularly along the streetscape.
41. The location and access to all construction facilities shall be subject
to review and approval of the Community Development Department.
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